The Rio Rancho Board of Directors is scheduled to hold two development-related public hearings during its regular meeting beginning at 6 p.m. Thursday at City Hall.
According to the agenda, a public hearing concerns a site plan for an acre and a half of land on Grande Boulevard, behind Latitudes. According to the plan, a strip mall would be built for professional and medical offices, stores or restaurants at 2340 Grande.
The second public hearing involves a request to change the land use zoning of two lots on Golf Course Road from low-density single-family residence to neighborhood commercial, according to the agenda. The lots consist of just under an acre of land between them.
The lots are located at 2211 and 2215 Golf Course, on the west side of the road.
Empty commercial land is to the south, behind medium-density residential lots to the west and developed neighborhood commercial land to the north, according to a map included in the city information. The land directly across from the golf course is vacant and zoned for low density single family housing.
The information does not specify which companies could occupy the land if the rezoning is approved. In local shopping districts, the municipal code allows:
Retail stores, except gas stations;
Repair shops for small items such as televisions, radios and keys;
Boutiques, such as photography, pet shops, tailoring, dry cleaning and similar trades;
Banks and offices;
places of worship;
Restaurants without drive-thru counters;
Parks, green spaces and public facilities;
day care centers;
Unlicensed fraternal organizations and nonprofit service groups;
Medical, veterinary and professional offices;
Public services; and
Housing, as a secondary use.
Owners may also apply for permits for these uses:
Self-service storage and vehicle storage;
Commercial buildings; and
Research and development offices, provided that the activities are not a nuisance or a danger to the neighborhood.
Members of the public can attend the meeting in person or watch it live at rrnm.gov/2303/Watch-and-Download-City-Meetings. The agenda is at the same URL.
People can contribute in person, by email at [email protected] or via Zoom. Information for joining the Zoom meeting can be found on the website above.
After years of different housing development proposals for Erwin Orchards, one is almost a done deal.
The Township of Lyon Planning Commission has unanimously recommended final plan approval for the residential components of the Orchard Crossing development, which will include 121 single-family homes and 40 duplex homes on 77 acres.
Orchard operations are expected to continue unchanged for the time being.
“This final review cleans up most of the elements and all of the final changes to the plan,” township planner Brian Keesey said during the commission’s Feb. 14 meeting. “Accompanied by the (planned development) agreement, it will cover all the intricacies, construction schedule, phasing, permitted uses, everything will be incorporated.”
Greg Windingland, vice president of land development for Lombardo Homes, explained that construction of the homes would be done in four phases as the homes are sold, but did not give a specific construction schedule. . He presented a schedule of water, sewer and road permits which had already been submitted to the competent bodies or which would be submitted by the end of April.
“We’re very proud of what we’ve come up with for this plan,” Windingland said. He thanked council and residents and added that he thought the developer had done a good job addressing previous concerns about the sustainability of the orchard, heavy traffic, a path to Kent Lake Primary School and protection of homes in the area.
Keesey said a crosswalk on Silver Lake Road was the only traffic issue yet to be resolved by the Oakland County Road Commission, which delayed the crosswalk until the development of orchard operations continues.
Other changes to the plan since last fall include an event center parking lot that will be partially paved instead of all gravel, a larger bakery/farmer’s market, and the possibility of a drive-thru that would surround the 5,000 square foot building.
The drive-thru has raised concerns, as Commissioner Carl Towne noted it could “become a hazard with 8,000 people there and madness and children… I want barriers to make sure it there are no little children being hit. I’m not against it, I just want it to be safe.
Overall, the commissioners were satisfied with the plan.
“We placed great faith in the planner and the engineer,” Commissioner Jim Chuck said. “The next phase is the exploitation of the orchard. We worked on it for a long time, I like what I see. I have no worries that it won’t turn out that way.”
Peter Blake, co-owner of Blake’s Orchard with whom Lombardo negotiated to take over orchard operations on the property, confirmed that no contract had been signed, but he remained delighted to work with Lombardo’s team and be part of of the Community of Canton of Lyon.
“We think we know pretty well how to make this community proud,” Blake said. “If we have to do something, we’ll do it right. We have been here before and know the obstacles that can arise and we also know how to overcome them… We cannot have all the power from the start, it takes time, but we have a plan.
This week an application for a final site plan and special permit was submitted to Greenwich Planning & Zoning for the 8-30g “Church/Sherwood” affordable housing development in downtown Greenwich.
Last fall it was submitted as a pre-application.
As required by the state’s 8-30g law, the development will designate 30% of the 192 apartments as affordable according to a state-defined formula.
Affordable housing must be under deed restriction for 40 years.
Until 10% of Greenwich’s housing stock is affordable, 8-30g will apply.
It would take about 1,200 affordable housing units to reach 10%.
Overall, around 5,600 new units would need to be created under 8-30g before Greenwich is compliant.
Last fall, when the Church-Sherwood nominees submitted their pre-nominations, the pushback was swift.
Residents said pedestrian and traffic safety was an issue. They testified in October that Church Street was a major cut from Putnam Avenue to Greenwich Hospital and the Merritt via North Street, and is so narrow that often a driver has to stop and pull over for oncoming traffic reverse.
The building is designed by Minno & Wasko Architects and Planners to blend in with various historic buildings surrounding the property.
Nine of the 11 structures to be demolished to make way for development are on the Fourth Ward Historic District’s list of contributing structures.
The demolitions include35, 39*, 43* and 47* Church Street, as well as 32*, 36* and 42* Sherwood Place. Also 1*, 2*, 3* and 4 Putnam Court would be razed.
*Properties with an asterisk are on the National Register of Historic Places.
“This significant infusion of new housing options is expected to address an urgent need among Greenwich’s existing workforce, many of whom have been shut out of the market due to the lack of affordable housing and virtually no rentals available in the region,” the statement said.
Applicant’s Affordability Plan includes (15%) units affordable for families earning 60% or less of the area median income or state median income (SMI), whichever is less.
The rest of the affordable units would be affordable to those earning 80% or less of the area or SMI, whichever is lower.
At the 80% limit, a person earns no more than $57,456.
At the 60% limit, a person earns no more than $43,092.
The developer’s press release talks about providing rentals to ‘public sector workers and first responders’, although most teachers, firefighters and police officers at Greenwich Public Schools earn too much to qualify for 8-30 housing. g.
For example, according to the Greenwich Schools teacher salary gridonly a Level 1 teacher, usually someone in their first year of teaching, with a salary of $56,111, falls below 80% of the SMI.
The release says the developers responded to community feedback from last October by adding design features to reduce traffic and improve pedestrian safety, provide outdoor green spaces, incorporate sustainable features and better integrate with the surrounding environment.
The request includes a six-page memo prepared by Greenwich native Nick Abbott at the request of Church Sherwood LLC.
Mr. Abbott, who is part of the DeSegregate Connecticut team and serves his Assistant Coordinatorwrites that the development is the “best short-term opportunity to provide meaningful affordable housing”.
He cites statistics including that 44% of tenants in Greenwich are cost overburdened, meaning they spend more than 30% of their gross monthly income on rent and associated costs. Nearly a quarter of renters are heavily burdened by costs, spending more than 50% of their income on housing. Among homeowners, 33% with mortgages are cost burdened and 18% with mortgages are very cost burdened.
He writes that based on listings on Zillow and Apartments.com, there isn’t even a single 2-bedroom apartment for rent in Greenwich that’s affordable for a household earning less than $80,000 a year.
Abbott writes that while the city has historically invested in and built affordable housing, its current efforts fall short.
He suggests that it is precisely because of its history as a center for diverse and affordable housing in the early 20th century that Historic Fourth Ward is an ideal location for 8-30g development.
“The Fourth Ward is historically notable for the diversity of its populations, which included a mixture of Irish, Italians, Poles, and African Americans,” Abbott wrote in his memorandum, adding, “Affordable housing can preserve and enhance the diverse character of the Fourth Ward by ensuring that future households of modest means have the same opportunity to find housing there as their historic ancestors.
Abbott concludes his note by quoting first manager Fred Camillo as saying: “We are trying to marry Greenwich’s past – which has made it so attractive – with a brighter and bolder future.” Camillo’s quote is from Remarks he spoke out last August on the 2020 census.
The full quote from Camillo, who is a staunch opponent of 8-30g was: “As we try to marry Greenwich’s great past – which has made it so attractive – with a brighter and bolder future – it does not not include doubling the size of our population, as this has many disadvantages.
At a press conference outside New Townhouses at Armstrong Court last week, Mr. Camillo, along with State Rep. Meskers (D-150), State Rep. Kimberly Fiorello (R149), state senator Ryan Fazio (R-36) and leaders of the housing authority, spoke about the negative impacts of 8-30g on Greenwich, given that the city’s high land values make it particularly attractive to promoters.
Camillo said he was very concerned about the increased impervious surface resulting from the developments, especially at a time when flooding has increased across the city and memories of Ida are fresh in people’s minds.
Senator Fazio said through 8-30g, the state is placing an undue burden on Greenwich, allowing developers to ignore local zoning rules that have the community’s interest at heart.
State Rep. Meskers said it’s unfortunate that natural affordable housing doesn’t meet the state’s definition of “affordable” and therefore doesn’t count toward the 10% mandate. .
Fazio said the delegation would soon introduce legislation that would reform 8-30g and would have bipartisan support.
In addition to Church-Sherwood, there is a proposal for a large 8-30g development at Benedict Court and Benedict Place behind St Mary’s Church on Greenwich Ave. It would have six floors and 110 units. Likewise, it would replace a number of historic houses with a multi-storey building.
A third large 8-30g development has been proposed at 5 Brookridge Drive. It would replace a 1910 single-family home with a five-story building consisting of 86 units.
Neighbors Wind Opposition at 8-30g on Church and Sherwood; Destruction of the historic district planned October 14, 2022
Pre-application submitted to Greenwich P&Z for the development of 192 8-30g units on Church Street in the city center
192-unit affordable housing development would raze restaurant and historic homes
The chairman of the Greenwich Housing Authority castigates the affordable housing proposals: “The 8-30g is abused by developers.
EDISON — It won’t be until after Easter that the township’s zoning adjustment board will vote on a plan to build 23 age-restricted townhouses on the site of the former Charlie Brown restaurant on Plainfield Road.
After a five-hour hearing on Tuesday where more than 20 residents and two experts spoke out against the plan, council is scheduled to resume the hearing and vote on April 26.
Residents have been fighting the project for the past year because they say it’s too much development in a neighborhood of single-family homes.
Markim Developers is seeking permission to build 23 age-restricted townhouses on the zoned 2-acre golf course property at 222 Plainfield Road, adjacent to the Metuchen Golf and Country Club and homes along Edgewood Road.
The development requires a waiver of use which can only be granted by five votes from the panel of seven members.
Steven Tripp, Markim’s lawyer, said the age limit of 55 and over is the biggest change to the application since last summer after concerns were raised by residents and council . He said the age limit could be enforced in act restrictions.
Other changes to the original proposal, known as The Links of Edison $15 million project, include reducing the height of the building from 35 feet to 33 feet, prohibiting left turns off site, eliminating the balconies on the south and north buildings and adding 8-foot tall trees to provide more privacy to neighboring homes. The proposal also now includes elevators in each of the three-bedroom, four-level units.
Edgewood Road resident Amit Patel said the revised plans were not acceptable.
“You’re putting too much on a 2-acre lot. It doesn’t fit the character of the neighborhood,” Patel said, adding that the large townhouses create privacy issues for nearby residents like him. “The request must be denied.”
Katherine Liseno of Edgewood Road said she lives in a special neighborhood where people care about each other and the neighborhood.
“The request is not in keeping with the character of the area,” Liseno said.
Tripp traffic expert Elizabeth Dolan, based in Somerville, said that with the age restriction, the number of trips generated from the site would decrease, especially during peak hours, as residents are more older and have more flexible hours.
But a zoning board member said he understood it was an accepted practice but added ‘it’s not the reality’.
Traffic has been a concern since the project was first proposed. The development is proposed along a section of the road near the entrance to Woodrow Wilson Middle School, Woodbrook Elementary School and near the Metuchen border and Saint Joseph Secondary School.
Paul Phillips, the applicant’s planner, said the restaurant’s secluded site is well suited to a townhouse development. Charlie Brown’s has been closed for about two years.
“It took a pandemic to close the restaurant. There is a demand for a family restaurant to reopen on the site,” said Edgewood Road resident Anthony Martin.
Phillips said that with the township’s changing demographics, there are very few age-restricted housing units at market rates in Edison. The 2,300 square foot units are expected to sell for around $650,000.
Phillips said he hadn’t researched the demand for this type of accommodation and a board member asked if the units weren’t selling, would Markim be looking to remove the age restriction. Tripp said it was nearly impossible to get an act restriction lifted once it was approved.
Peter Steck, a planning consultant hired by a group of Edgewood Road residents, said 23 units over four levels for people aged 55 and over in a wide but narrow design are causing overcrowding on the site. He said senior housing is not just for people aged 55 and over, but 62 and over.
“Fifty-five plus just means you don’t like school kids,” he said, adding that the property isn’t suitable for townhouses of that scale. He said six single-family homes on a cul-de-sac or another restaurant would be a more appropriate use.
The Chardon Planning Commission granted approval of the Conceptual Site Plan for a grouping of lots in the Thistlecreek Development Subdivision at its meeting held on February 1.
Members of the Planning Commission reviewed Thistlecreek Development LLC’s request to consolidate three properties into one lot prior to the registration of the Phase 1 recording platform.
“Since there are multiple parcels before they register the final subdivision, they basically have to combine them into one parcel and then flatten the subdivision, it’s like a household thing,” said Steven Yaney, community development administrator . “The subdivision now sits on three separate plots, so they have to plot them all as one.”
Home sites in the planned residential development of 31 detached single-family homes have a smaller footprint and range in size from 1,400 to 2,400 square feet.
The subdivision comprises 20.78 acres located on the north side of North Hambden Street, approximately 180 feet west of Grant Street near King Kone.
“The consolidation plateau probably should have happened a while ago, it just wasn’t picked up until the county looked at their paperwork and realized they couldn’t save the subdivision until that it wasn’t done,” Mr Yaney said. “They do this so they can record this.”
The members of the Commission also approved Thistlecreek’s request for approval of the registration document for phase 1.
“They are moving ahead so they can start building the houses because it will take another seven to nine months to build a house,” Yaney said. “That’s what the council kind of went through at their last meeting, allowing them to proceed knowing the gas and electric are going to be installed but not making them wait to register the dish because if they don’t ‘not register the flat, they can’t get permits for individual houses.
Mr Yaney said this would have delayed the construction of all the houses by a few months when realistically by the time the houses need gas and electric the gas and electric will be installed by the contractors of public services.
“It’s a bit of a weird situation because in a normal development world, like in normal times, all of this would have been done already, but there were issues with the materials for the companies and that delayed some things,” Mr. Yaney said.
Completion of the project is scheduled for June 30, 2022.
In other matters, elections for the President and Vice President of the Planning Commission for 2022-2023 were held.
Commission members elected Andrew K. Blackley as Chair and Mary Jo Stark as Vice-Chair, who will each serve in their respective positions for a one-year term.
Commission members also approved the schedule of meetings for the Planning Commission for 2022, where each meeting will take place on the third Tuesday of each month.
Applicants wishing to build a development behind Mueller’s Orchard returned to the Fenton Township Planning Commission with a new application, which received preliminary site plan approval on Thursday, February 10.
Lombardo Homes submitted a construction plan for a 95-unit single-family housing development behind the orchard with access to Linden and Lobdell roads. Thursday’s planning commission meeting marks the second time candidates have come to the township with a plan for building in the area, which spans about 67 acres.
The first application was for a 142-unit neighborhood, which was reduced to 122. Last year, the Fenton Township Board denied the rezoning application due to ordinance restrictions.
Lyle Winn, development compliance manager for Lombardo Homes, said he met with the township to further review the zoning ordinances and gain a better understanding. They redesigned the plans and decided to stay with the current zoning.
This new plan proposes 95 lots ranging in size from 12,000 square feet to approximately 15,500 square feet. Minimum unit width is 75 square feet. The land of approximately 67 acres is zoned residential-3 (R-3).
Zoning administrator Michael Deem said the plans also meet setback requirements.
Candidates plan to build a pathway through the complex. The plans show 45.1% open space with two retention basins.
He said there is no buffer zone between properties required for R-3, and they require two trees per lot and three per corner lot. The ordinance also requires trees along access roads, which would be built from Linden and Lobdell roads.
“Going through these ordinance requirements, they are not asking for any waivers. They meet the minimum standards to zoning ordinance requirements,” Deem said.
Several residents sent letters against the development. A resident is concerned about traffic and wells. Other residents are concerned about the smell of the sewer, the potential impact of nearby wells and drainage runoff.
The developers will now work on the engineering plans and return to the planning commission at a later date for final site plan approval.
HUDSON — The city’s planning board has cleared the next steps for a Galvan Foundation site plan application to redevelop 402-406 Warren St. and 10-12 N. 4th St. into a hotel of 30 rooms, a restaurant and a commercial space.
Before the planning board can approve a project, it must first weigh the potential environmental impacts.
In New York, most projects proposed by a state agency or local government unit must complete an environmental assessment form. The Galvan Foundation submitted a form to the planning board on November 24.
Upon review of this, under state environmental law, the planning board classified the proposed development as “unlisted”.
This means that the site will not have an environmental impact on more than 10 acres of land and it cannot be classified in the Type I or Type II action categories.
In addition, the planning board must conduct its own environmental review of the project.
National regulations allow different procedures if a sitemap is deemed unlisted. Type I actions are larger projects more likely to have environmental impacts, such as a non-commercial space of 25,000 feet or more. Type II actions determine that entities such as a single-family home do not have a significant environmental impact. The unlisted category is a gray area if a proposal does not fit into the other types. The planning board does not have to contact state agencies, although city attorney Victoria Polidoro of the Rodenhouse Chale law firm in Rhinebeck said she would consult with both the Department of State Health and the State Historic Preservation Office.
The planning board also voted unanimously to list itself as the lead agency overseeing the project’s environmental review.
The total area of the proposed site is 0.22 acres. Galvan estimated it would take a year to complete the redevelopment and construction.
The revenue the Foundation receives from the proposed hotel will go directly to their social goals, according to Dan Kent, vice president of initiatives for the Galvan Foundation.
At the planning board meeting, Polidoro said the Hudson Planning Board wants to be responsible for the review and is asking the public as well as involved and interested agencies such as the Columbia County Health Department. The Hudson Department of Public Works, Hudson Historic Preservation Commission and Hudson Fire Department are invited to submit their questions, concerns and comments which will then be deliberated at a meeting in March. The Galvan Foundation will also submit additional documents and information to the planning committee for review at the March meeting.
The Galvan Foundation is a non-profit organization founded in 2012 by T. Eric Galloway and Henry van Ameringen. She is committed to improving the economic life of Hudson by purchasing historic buildings and redeveloping them for residential, commercial and community use. The foundation also helps create affordable housing in the city, according to Kent.
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A site plan was approved last month for Hampton Manor in Macomb. The area is on the north side of 24 Mile Road, west of Romeo Plank Road. The senior residence development would include an assisted living building and a memory care wing.
File photo by Patricia O’Blenes
MACOMB TOWNSHIP – At its final meeting of 2021, the Macomb Township Planning Commission gave approval for a subdivision, seniors’ residence and more.
At the December 20 meeting, a revised final plan was recommended for approval for Wellington Estates. Planning director Josh Bocks said the plan was approved several months ago.
“Wellington West is the neighboring development that has also been approved,” he said. “From the time it was approved, Wellington Estates has acquired the property which is just south of this area.”
It is on the south side of 24 Mile Road, a quarter mile east of Romeo Plank Road. It is zoned urban single-family residential and has 146 lots. The applicant proposed to add three lots on the south side, bringing the total to 149 lots.
The commission also approved a planned unit development/general design for Freemont. It would be at the southeast corner of 21 Mile and Card roads.
Mario Izzi of MJC Companies said a purchase agreement had been reached with a gas station and a car wash. He is in the final stages of entering into a long-term lease agreement with Valvoline. It is possible that a daycare will be part of the development.
In other planning news, a site plan has been approved for Macomb’s Hampton Manor. The area is on the northwest corner of 24 Mile and Garfield Roads, just west of Macomb Lutheran North. The senior residence development would include an assisted living building and a memory care wing.
Regarding residents’ concerns about drainage and the Howard Drain, Engineer Jim Van Tiflin said the Macomb County Office of Public Works has strict building standards that must be adhered to.
“The township usually follows their standard because they are the ones dictating how much water they will accept down that drain,” he said.
The drain travels from approximately 24 Mile and Romeo Plank roads to 25 Mile and Hayes roads.
Resident Matt Dery said he was completely against the development.
“It’s a mess,” he said. “There are still additional changes to the proposed site plan, including the escape route, which is just across the fence from our homes in the supposed green space.”
After stating that there is a Hampton mansion in Shelby Township about five miles from the Macomb Township site, Dery asked the commission why there was a need for an additional similar property.
Also at the meeting, Supervisor Frank Viviano made a presentation, thanking members Nunzio Provenzano and Jasper Sciuto for their service to the township. It was their last meeting and they received an award from Macomb Township for their service. Provenzano served 15 years on the commission and Sciuto served for 14 years.
A site plan review of a 50-lot first phase of a large residential subdivision of approximately 69 lots off Merrick Road, via Charles Anken Boulevard, known as Delta Luxury Townhomes, LLC, was approved by the Rome Planning Council at its monthly meeting on Tuesday, on condition that the developer agrees to install street lighting in the development in the future.
Steven Buck, owner of Buck Construction of Whitesboro, appeared before the board after members said at the December meeting that the project engineer had not provided evidence, since the November discussions, plans to install sufficient street lighting in the proposed residential subdivision for public safety. .
“Unfortunately, it is not in our budget to install the lighting, but we are committed to putting arrangements in place to facilitate the addition of a lighting district and fixtures to the project,” said Buck.
Last month, the project engineer explained how the site plan now included driving lights on each lot and that it would be “built into” the deed and rental agreements that residents would be required to light. these fires “during the hours of darkness”.
Buck mentioned Tuesday how the costs of building materials continue to rise, making the installation of lighting out of his budget for the project. He said his engineer altered the site drawings to indicate the installation of the lighting district conduit. Buck said he plans to work with National Grid to see if the gas and electric company would allow development to join the company’s “trench” as they dig trenches, but if they don’t. not, “we will provide a trench in the right-of-way of a solid conduit.
Buck and National Grid “are coordinating an effort to have a complete pipeline system where electricity can be supplied at any time in the future,” he said.
The plans continue to include outdoor lighting for installation in the home’s garages, Buck added. He also said the conduit could be tied to his next project to be submitted to town planning council and included on the February agenda, for the addition of 44 single-family lots.
City planner Garret Wyckoff said it was on the recommendation of the city’s Department of Community and Economic Development that the planning council approves the site plan for Delta luxury townhouses given the current escalation. material prices and that city codes do not require street lighting. Wyckoff said it was in the city’s best interest for the project to go ahead as it provides additional housing as the city grapples with a “lack of housing supply.”
Planning council vice-chairman Joseph Calandra said he would like to see the project “go ahead”, but recommended that a motion be made to approve the site plan, provided Buck adds street lighting once it is able to sell the units and make a profit. Then he could use the profits to reinvest in development, including adding lighting, Calandra added.
“Right now he (Buck) has a cash flow problem, but once he’s up and running we can recommend that he install street light – it’s a financial burden for him right now,” said Calandra.
Installing street lighting in the development would cost an additional $ 195,000, city officials said.
President Mark Esposito then asked how the city planning council or city might make the recommendation enforceable in the future.
City Assistant Corporation attorney James S. Rizzo said it would “not be a legal problem” to recommend that lighting be added in the future, because “there is nothing wrong with what the developer comes back for a status report “.
It was later indicated that Buck could give a status update during the licensing process in conjunction with the Planning Council, the Department of Public Works and the city codes office.
A motion to approve the site plan on the condition that Buck add street lighting to the development in the future was passed unanimously.
Also on the program:
• The review of the environmental quality of the site and the review of the site plan for a WellNow 4,375 square foot emergency care facility to be located at 1790, boul. Black River. have been deposited.
Project engineer Kevin Bamann explained that emergency care would be located next to the mall’s new Starbucks cafe. He explained that Caliber Commercial Brokerage, LLC of Rochester is developing the facility, along with Starbucks. The cafe’s sitemap was approved by the board in September for Randy Soggs, owner of Mohawk Acres Plaza.
Bamann said he, on behalf of Caliber Brokerage, was due to appear before the city’s Zoning Appeal Board next month to ask him to “line up” the reverse side of the emergency care building with Starbucks due to the existing water pipe.
As for Caliber taking over the development of WellNow and Starbucks, Bamann said Soggs sold the property to Caliber because the trading firm “made a lot of it (Starbucks) to other cities” and had to experience working with the company.
“From what I understand, WellNow is very responsive and Starbucks not so much,” Bamann said of explaining the sale.
As the board was still awaiting the SEQR review, Esposito proposed that the SEQR and sitemap be tabled, which were approved unanimously.
• A negative statement on a SEQR examination and preliminary plaque examination, requested by Pat Busyczak for a minor subdivision of two lots across from 6327 Lamphear Road, was unanimously approved. It is planned that the owner Busyczak will build a house on the second lot and sell it.
THE WOODS, Texas – (COMMERCIAL THREAD) – Sterling Construction Company, Inc. (NasdaqGS: STRL) (“Sterling” or “the Company”) entered into a share purchase agreement and completed the acquisition of Petillo Incorporated and its related operating entities ( collectively “Petillo”) on December 30, 2021. Petillo is a leading provider of specialty site development solutions in the Northeast and Central Atlantic. Founded in 1994 by owner and CEO Michael Petillo, Petillo has experienced 29% compound revenue growth from 2017 to 2021 through continued expansion of its geographic footprint, customer base and service offerings. Petillo’s revenue and operating income in 2021 is expected to be approximately $ 212 million and $ 29 million, respectively.
“We are delighted to welcome the Petillo team, their culture and their capabilities to our electronics infrastructure solutions industry,” said Joe Cutillo, CEO of Sterling. “Their entrepreneurial spirit of delivering customer-centric solutions, coupled with their geographic footprint, will allow us to serve our major leading e-commerce customers across the East Coast with even more offerings than ever before. . Petillo’s capabilities along with our current Plateau capabilities will not only create one of the largest specialty site development companies in the United States, but will also add broader capabilities and service offerings to both end markets.
The aggregate consideration of $ 195 million paid on the Closing Date (the “Base Purchase Price”) consisted of $ 175 million in cash and 759,447 common shares of Sterling valued at $ 20 million. In addition, under the purchase agreement, if they have met the specified annual operating income growth thresholds and certain other conditions, the sellers are entitled to top-up payments not to exceed $ 20 million over the course of the years. next five years. The Company also entered into a five-year employment contract with Michael Petillo, which provides for five equal annual retention payments totaling $ 15 million.
Effective December 29, 2021, Sterling entered into a third amendment to its credit agreement (the “Amendment”) which, among other provisions, increased the Company’s existing term loans through a new additional term loan of $ 140 million with the same maturity as the existing term. Loans to finance part of the acquisition of Petillo. The amendment was led by BMO Capital Markets Corp, as principal arranger and joint bookrunner, and by BMO Harris Bank NA, as administrative agent. The balance of the base purchase price, as well as the costs associated with the acquisition, were funded from Sterling’s cash balance.
Stifel served as exclusive financial advisor and Jones Walker LLP served as legal counsel to Sterling on this transaction.
Sterling management will hold a conference call to discuss this transaction on Thursday, January 6e at 9:00 a.m. ET / 8:00 a.m. CT. Interested parties can participate in the call by dialing (201) 493-6744 or (877) 445-9755. Please call ten minutes before the start of the conference call and request the Sterling call. Following the opening remarks from management, there will be a question and answer session. In addition, a slide presentation that will accompany management’s comments will be posted in the Investor Relations section of the Company’s website, available at www.strlco.com, where a simultaneous webcast of the Company is available. The call will also be available. If you are unable to listen live, the webcast of the conference call will be archived on the Company’s website for thirty days.
Sterling Construction Company, Inc. operates through a variety of subsidiaries in three segments specializing in heavy civil engineering, specialty services and residential projects in the United States (the “United States”), primarily in the southern United States. United States, Rocky Mountain States, California and Hawaii. , as well as other areas with strategic construction opportunities. Heavy Civil includes infrastructure and rehabilitation projects for highways, roads, bridges, airports, ports, streetcars, water supply systems, sewage and stormwater drainage. Specialty service projects include site development activities, multi-family home foundations, parking structures and other commercial concrete projects. Residential projects include concrete foundations for single family homes. From strategy to operations, we are committed to sustainable development by acting responsibly to protect and improve the quality of life of society. Caring for our employees and communities, customers and investors is The Sterling Way.
Joe Cutillo, CEO, “We build and maintain the infrastructure that allows our economy to run, our people to move, and our country to grow. “
Important information for investors and shareholders
Caution regarding forward-looking statements
This press release contains statements that are considered to be forward-looking statements within the meaning of federal securities laws. These forward-looking statements are subject to a number of risks and uncertainties, many of which are beyond our control, which may include statements regarding: our projections or expectations regarding synergies and other benefits of the transaction; our business strategy; our financial strategy; our industry outlook; and our plans, goals, expectations, forecasts, outlook and intentions. All of these types of statements, other than the statements of historical fact included in this press release, are forward-looking statements. In some cases, forward-looking statements may be identified by words such as “may”, “will”, “could”, “should”, “expect”, “plan”, “plan”, “have the intention “,” “believe”, “estimate”, “predict”, “potential”, “pursue”, “target”, “continue”, the negative of these or other comparable terms. press release are largely based on our expectations, which reflect estimates and assumptions made by our management. These estimates and assumptions reflect our best judgment based on currently known market conditions and other factors. In addition, the assumptions management regarding future events may prove to be inaccurate. Management cautions all readers that the forward-looking statements contained in this press release are not guarantees of future performance, and we cannot assure any reader that such statements will materialize or forward-looking events and circumstances will occur. Although we believe these estimates and assumptions are reasonable, they are inherently uncertain and involve a number of risks and uncertainties that are beyond our control, including the possibility that the expected benefits of the transaction may not be fully realized. or may take longer to materialize than expected, the possibility that the costs or difficulties of integrating the Petillo business are greater than expected and our ability to hire and retain Petillo employees. Actual results may differ materially from those anticipated or implied in forward-looking statements because of these factors as well as other factors included in the “Risk Factors” section in our documents filed with the United States Securities and Exchange Commission and elsewhere in these documents. Other factors or risks that we currently believe are immaterial, that are not currently known to us, or that arise in the future could also cause our actual results to differ materially from our expected results. In light of these uncertainties, investors are cautioned that many of the assumptions on which our forward-looking statements are based are subject to change after the date on which the forward-looking statements are made. Forward-looking statements speak only as of the date they are posted, and we assume no obligation to publicly update or revise any forward-looking statements for any reason, whether as a result of new information, future events or developments, changed circumstances or otherwise, notwithstanding any change in our assumptions, changes in business plans, actual experience or other changes. These cautionary statements qualify all forward-looking statements attributable to us or to persons acting on our behalf.
Conference call with accompanying slide presentation, Thursday, January 6, 2022 at 9:00 a.m. ET
THE WOODLANDS, Texas, January 05, 2022–(BUSINESS WIRE)–Sterling Construction Company, Inc. (NasdaqGS:STRL) (“Sterling” or “the Company”) has entered into a stock purchase agreement and completed the acquisition of Petillo Incorporated and its related operating entities (collectively “Petillo”), on December 30, 2021. Petillo is a leading provider of specialty site development solutions in the Northeast and Mid-Atlantic. Founded in 1994 by owner and CEO Michael Petillo, Petillo has experienced compound revenue growth of 29% from 2017 to 2021 through the continued expansion of its geographic footprint, customer base and service offerings. Petillo’s 2021 revenue and operating profit are expected to be approximately $212 million and $29 million, respectively.
“We are thrilled to welcome the Petillo team, their culture and their capabilities to our Electronic Infrastructure Solutions business,” said Joe Cutillo, CEO of Sterling. “Their entrepreneurial spirit focused on delivering customer-centric solutions, coupled with their geographic footprint, will allow us to serve our key, blue-chip e-commerce customers across the East Coast with even more offerings than before. Petillo’s capabilities along with our current Plateau capabilities will not only create one of the largest specialty site development companies in the United States, but will also add broader capabilities and service offerings to both end markets.”
The aggregate consideration of $195 million paid on the closing date (the “Base Purchase Price”) consisted of $175 million in cash and 759,447 common shares of Sterling valued at $20 million. In addition, under the purchase agreement, upon satisfaction of meeting specified annual operating profit growth thresholds and certain other conditions, the sellers are entitled to additional payments not to exceed $20 million. over the next five years. The Company also entered into a five-year employment contract with Michael Petillo, which provides for five equal annual retention payments totaling $15 million.
Effective December 29, 2021, Sterling entered into a third amendment to its credit agreement (the “Amendment”) which, among other provisions, increased the Company’s existing term loans with a new additional term of $140 million with the same maturity as the existing term loan. Loans to finance part of the acquisition of Petillo. The amendment was led by BMO Capital Markets Corp, as joint lead arranger and joint bookrunner, and BMO Harris Bank NA, as administrative agent. The balance of the base purchase price, as well as acquisition-related costs, was funded from Sterling’s cash balance.
Stifel acted as exclusive financial advisor and Jones Walker LLP acted as legal advisor to Sterling on this transaction.
Sterling management will hold a conference call to discuss this transaction on Thursday, January 6and at 9:00 a.m. ET/8:00 a.m. CT. Interested parties can participate in the call by dialing (201) 493-6744 or (877) 445-9755. Please call ten minutes before the start of the conference call and request the Sterling call. Following the opening remarks from management, there will be a question and answer session. In addition, a slide presentation that will accompany management’s comments will be posted in the Investor Relations section of the Company’s website, which can be viewed at www.strlco.com, where a simultaneous webcast of the call will also be available. If you are unable to listen live, the webcast of the conference call will be archived on the Company’s website for thirty days.
Sterling Construction Company, Inc. operates through a variety of subsidiaries in three segments specializing in heavy civil, specialty service and residential projects in the United States (the “United States”), primarily in the southern United States, the Rocky Mountain States, California and Hawaii. , as well as other areas with strategic construction opportunities. Heavy civil engineering includes infrastructure and rehabilitation projects for highways, roads, bridges, airports, ports, light rail, water, wastewater and storm drainage systems. Specialty service projects include site development activities, multi-family home foundations, parking structures and other commercial concrete projects. Residential projects include concrete foundations for single family homes. From strategy to operations, we are committed to sustainability by operating responsibly to preserve and improve society’s quality of life. Caring for our people and our communities, our customers and our investors – that’s The Sterling Way.
Joe Cutillo, CEO, “We build and maintain the infrastructure that allows our economy to function, our people to move, and our country to grow.”
Important information for investors and shareholders
Caution Regarding Forward-Looking Statements
This press release contains statements that qualify as forward-looking statements within the meaning of the federal securities laws. These forward-looking statements are subject to a number of risks and uncertainties, many of which are beyond our control, which may include statements regarding: our projections or expectations regarding the synergies and other benefits of the transaction; our business strategy; our financial strategy; our industry outlook; and our plans, objectives, expectations, forecasts, outlook and intentions. All of these types of statements, other than statements of historical facts included in this press release, are forward-looking statements. In some cases, forward-looking statements may be identified by words such as “may”, “will”, “could”, “should”, “expect”, “plan”, “project”, “has intention to”, “anticipate”, “believe”, “estimate”, “predict”, “potential”, “pursue”, “target”, “continue”, the negative of these terms or any other comparable terminology. The forward-looking statements contained in this press release are based largely on our expectations, which reflect estimates and assumptions made by our management. These estimates and assumptions reflect our best judgment based on currently known market conditions and other factors. In addition, management’s assumptions regarding future events may prove to be inaccurate. Management cautions all readers that the forward-looking statements contained in this press release are not guarantees of future performance, and we cannot assure any reader that such statements will materialize or that forward-looking events and circumstances will occur. Although we believe these estimates and assumptions to be reasonable, they are inherently uncertain and involve a number of risks and uncertainties beyond our control, including the possibility that the expected benefits of the transaction may not be fully realized. or may take longer to materialize than expected, the possibility that the costs or difficulties of integrating Petillo’s business may be greater than anticipated, and our ability to hire and retain Petillo’s employees. Actual results may differ materially from those anticipated or implied by the forward-looking statements due to these and other factors included in the “Risk Factors” section of our filings with the United States Securities and Exchange Commission. States and elsewhere in these documents. Other factors or risks that we currently believe are not material, that are not presently known to us, or that occur in the future could also cause our actual results to differ materially from our expected results. Given these uncertainties, investors are cautioned that many of the assumptions on which our forward-looking statements are based are subject to change after the date on which the forward-looking statements are made. Forward-looking statements speak only as of the date they are made, and we undertake no obligation to publicly update or revise any forward-looking statements for any reason, whether as a result of new information, future events or developments, change in circumstances or otherwise, notwithstanding any change in our assumptions, changes in business plans, actual experience or other changes. These cautionary statements qualify all forward-looking statements attributable to us or to persons acting on our behalf.
See the source version on businesswire.com: https://www.businesswire.com/news/home/20220105005969/en/
Company Contact: Sterling Construction Company, Inc. Ron Ballschmiede, Chief Financial Officer (281) 214-0777
Contact with Investor Relations: Equity Group Inc. Jeremy Hellman, CFA (212) 836-9626
Officials from the Canton of Hamburg have approved a new residential development.
The board of directors reviewed the final site plan for the development of the planned mixed unit of Murie Glen, as part of its meeting on Tuesday afternoon. The site is located on approximately 49 acres between the Mystic Ridge Subdivision to the west and Merill Road to the east. Access points would include Thompson Road, an existing upgraded private road and a proposed connection to an existing stretch of Shadbrush Trail, according to a note in the council meeting file.
Fifty-one single-family homes will populate the development, using the Open Space and Senior Housing Regulations, or ECHO. ECHO units will be reserved for residents aged 55 and over. Planning and Zoning Director Chris Madigan told the board that the parallel plan showed they could get closer to the number of units they wanted, but ultimately needed the PUD designation to build. the last. The parallel plan suggested that 47 units could fit. Madigan said that before and before his arrival, city council approved the additional 4 units because they felt the project met the exemplary qualifications needed to achieve the bonus density.
The project was submitted to the Board of Directors with a recommendation for approval, subject to 8 conditions. Madigan said these conditions are quite common, being related to things like trees and trails. Trustee Patricia Hughes had concerns about the private road easement and wanted to see a maintenance agreement, which Madigan said was currently with the township lawyer.
The board approved the final site plan 6-1, with Hughes voting against. Staff will now work with their attorney to deliver the final development agreement to the board for final approval.
Mayor Gregg Hull shows the US and city flags of Rio Rancho. . Martinez, a Rio Ranchoan, asked Hull to send the flags and then presented them at the Rio Rancho board meeting on Thursday. Photo by Argen Duncan.
Rio Rancho board members approved a site plan for a prep pharmacy and opened land near the intersection of North and Unser boulevards for retail during their meeting Thursday night at the ‘city Hall.
They approved the site plan and the land use change unanimously, with Councilor Jeremy Lenentine absent and Mayor Gregg Hull therefore voting.
For the land use zoning change, the 2.2 acres in question are along Northern Boulevard just east of Unser Boulevard with Eric Road being the eastern boundary.
The lots to the immediate south, east and west are undeveloped R-1 lots, lower density single-family residential zoning, according to a city map. A mid-density single-family housing neighborhood and commercial development with a Walgreens pharmacy and Speedway gas station are across from north to north.
Entrepreneur and developer Dawn Davide said she has built homes nearby and invested in the area.
“And hopefully we can bring some development to this area which was never going to be a residential development anyway,” she said.
In their request to change the area, she and her business partner Linda DeFillippo said the change would bring more commerce to the city, while still allowing the busy intersection to remain consistent with existing businesses.
Sharon Alire, a resident of the neighborhood across the North, opposed the change of area.
“Heavy traffic is already a hindrance, and there are so many accidents just below this space where there is no left turn in our neighborhood,” she wrote in a comment letter. . “Adding more traffic to the retail space will only increase the traffic there.”
She was the only member of the audience to comment.
As for the site map, this is a new larger location for the Olive Tree Compounding Pharmacy at 1713 Wellspring Ave. It consists of three buildings, totaling approximately 7,600 square feet, with 46 parking spaces and five bicycle spaces on just over an acre of land.
The pharmacy, one of the few pharmacies in the state, according to architect Doug Heller, now has a smaller, rented location on Westside and Unser Boulevard. Heller said the larger building at the new site will have two tenants and the third building will be built in the future if the landlord finds the right tenant.
He said the pharmacy owner and Itsa Italian Ice owner, who were planning to go to the neighboring lot, agreed that they would have a common entrance to Itsa’s property. City Councilor Paul Wymer wanted approval of the site plan to be made conditional on this agreement being delivered in writing to the city.
The governing body approved this amendment and the plan.
In another case, the governing body approved the American Rescue Plan Act’s $ 360,000 set aside for a home repair program.
“We have an aging housing stock in Rio Rancho,” City Manager Matt Geisel said, adding that homes built in the 1960s often need repairs and many people have a fixed income.
The program would be administered by a nonprofit Homewise and would provide up to $ 25,000 per home in forgivable loans to homeowners with incomes equal to or less than 80% of the region’s median income. Geisel said the income limit would mean $ 38,000 for a household of one and $ 54,000 for a household of four, for example.
Deputy City Manager Peter Wells said the city will monitor Homewise’s use of the money and jointly develop a communications plan to let as many people as possible know about the opportunity.
If this effort is successful, Geisel said, he hopes to secure more funds and expand the program.
City Emergency Management Special Projects Coordinator Rose Martinez, left, accepts Region 6 Community Wide Readiness Award from Federal Emergency Management Agency from Zach Wachter, right , local preparedness coordinator with the New Mexico Department of Homeland Security and Emergency Management. Martinez and the city’s volunteer community emergency response team won the honor for their work during the pandemic, managing COVID testing and vaccination sites, delivering meals to the elderly and those confined to home and manufacturing over 6,000 face masks for frontline workers. Mayor Gregg Hull holds up another plaque in the back. Martinez and CERT were selected from teams from five states. Photo of Argen Marie Duncan.
photo by Renée Landuyt The school administration building at 389 St. Clair will include 18 apartments, as well as eight townhouses built separately on the property.
CITY OF GROSSE POINTE — With the conditional rezoning of 389 St. Clair from a single family to a transition at Monday night’s council meeting, 18 apartments and eight townhouses are now slated for the property.
After tabling the issue at the August council meeting, developers, brothers Mark and Craig Menuck of Curtis Building, went back to the drawing board to incorporate council recommendations and community input.
Changes to their original proposal include reducing the number of apartments from 23 to 18; eliminating and combining smaller units to create units as large as 1,270 to 1,600 square feet; reduce the size of the building on the Notre-Dame side to create setbacks of 9 feet instead of 5 feet; provide more parking spaces per unit than originally planned; and incorporating additional green space.
Plans include four one-bedroom apartments, 13 two-bedroom apartments and one three-bedroom apartment, while all townhouses are over 2,000 square feet.
The site plan for the development was found to be consistent with the city’s master plan, according to city planner John Jackson.
“Although this site is not identified on the future land use plan as multifamily or transitional,” he said, “…(the site plan) speaks to some of the goals and objectives included in the city master plan, such as preserving local historic assets like the school building and also providing alternative housing types and styles.
Demonstrated demand for use, Jackson said, can be seen in the fact that there are nearly 1,400 homes in the city that are only occupied by one or two people, while there are than 554 one-bedroom and two-bedroom units in the city. .
“The fact is that the houses are bigger than the population demands,” he said.
The planning commission, made up of members of the city council, unanimously recommended approval of the conditional rezoning on Monday, followed by the city council unanimously adopting the rezoning, along with the proposed site plan.
However, conditional rezoning will be revoked if developers fail to meet agreed criteria, such as sticking to a maximum of 18 apartments and eight townhouses; limit the height of the building to 35 feet, measured to the middle of the roof; maintain front yard setbacks the same distance as other Notre Dame homes, approximately 25 feet; and keep the side yard setback to the south a minimum of 9 feet and to the north a minimum of 22 feet.
Developers will also be required to pressure test the existing water line to ensure adequate water pressure in the existing neighborhood and new development, covering 100% of any improvements deemed necessary by the City, which could include the water main replacement along either Notre Dame or St. Clair.
“The zoning change is conditional on them building the project exactly as you approve of it on the site plan,” City Attorney Charles Kennedy said, “and there are timelines consistent with our code. zoning so they can do it.”
These deadlines include the requirement for the developer to obtain permits within one year, to begin construction within six months and to complete construction within two years.
“I have complete confidence in our ability to manage this process and work with the developer and get what we need,” said Mayor Sheila Tomkowiak. “…Best practice for old buildings is adaptive reuse, not filling landfills with century-old buildings and not building cheap houses so we look like a housing estate. That’s what would happen here.
In the jam-packed council chamber on Monday evening, many residents opposed the development, some of whom put up signs on the lawn indicating so.
“If you want to build apartments, do it in a different zoning,” said St. Clair resident Steve Cavera. “Don’t do it in the middle of this residential community. It’s the wrong place, not necessarily the wrong idea. For those of you in the audience who want more rentals, I don’t disagree with you, (but) pick the best place for it. It’s not the best place for it.
Concerns of St. Clair residents opposed to the development included apartment visitors filling up street parking, the type of tenants who might move into the city, and increased traffic on the streets.
Photo by Renée Landuyt These signs opposing the apartment development were placed along the stretch of St. Clair between Jefferson and Maumee.
While a report by the Transportation Improvement Association stated that the apartments would generate 77 fewer vehicle trips per day than the current use of the administration building, opposing residents strongly disagreed with the statistics.
However, some residents supported the development.
“Studies have shown that we need more smaller units for seniors and single professionals and these will appeal to single professionals with the rents they are asking for,” said St. Light. “Removing the old building, I think, will disrupt the neighborhood far more than retaining and rehabilitating it.
“We have empty storefronts in The Village that could handle some foot traffic,” he added, “and it’s only a few blocks away and it’s a perfect location for that.”
According to City Manager Pete Dame, a financial report revealed the development will generate $227,000 in taxes per year, of which $65,000 will go to the City. Currently, the City does not levy any taxes on school property.
“The proposed development would support the value of the property,” Councilor David Fries said. “It would strengthen economic investment. It would provide a place to live for empty nesters and young professionals and, finally, it would preserve the architecture of 1906 and 1912.”
Ahead of the vote, several council members took the opportunity to tour a development in Plymouth where Curtis Builders has also converted a former school building into flats. Everyone said they were impressed.
“It’s truly remarkable how much the building’s history has added charm to the character of this development,” said Councilor Maureen Juip. “…(389 St. Clair) is truly a building that contributes to the character of our community of Grosse Pointe City and I am grateful that someone wants to continue to give it new life.”
During the November 8 meeting of the Dawsonville Planning Commission, the commission approved the site plan for a townhouse community project to be built on Maple Street in Dawsonville.
According to the information package included with the application, Cook Communities has requested approval of a site plan for an attached single-family home located at 362 Maple Street. Gainesville attorney Jane Range spoke during the meeting with members of the planning committee on behalf of the plaintiff, explaining that the company is seeking permission to build 31 townhouses on the plot of ground.
“The property is zoned into the multi-family neighborhood and the townhouses are a permitted use in the neighborhood and they are seeking permission for 31 homes,” Range said. “Basically, approval of the site plan is all that was needed as it is already zoned with townhouses. ”
Range presented the site plan to the Planning Commission, explaining that the proposed development would be a single-entry road with a cul-de-sac, retention pond and the 31 townhouses. The proposed townhouses as presented at the meeting would be 1,600 square feet, three bedrooms, two and a half bathrooms and would meet the minimum requirements for the neighborhood.
She added that the designs of the proposed units have been changed in the current plan from previous ones to add more differentiation between the units, rather than all looking the same.
“The only problem that arose during the staff review was to do a bit of modulation up front and try to add more bricks.” The units are somewhat staggered so they don’t not form a single large line across the entire forehead – some [are] with shutters, some without shutters, slatted boards, straight boards and others with a window on the third floor to change the exterior appearance.
Anna Toblinski, Planning Commissioner of Station 4, asked the applicant if there will be a fence along the dividing lines of the proposed development. Keith Cook, the owner of Cook Communities, said his company typically adds a vegetated buffer zone all around their developments with staggered tree lines.
Station 3 Planning Commissioner Sandy Sawyer asked Cook if the development would have an association of owners. Cook responded that the development would have an HOA and all yards would be professionally landscaped.
During the presentation of the proposed development, the Director of Planning and Zoning, David Picklesimer, questioned the applicant regarding several conditions included in the zoning of the parcel, including the requirement that the development be identified as ” active adult community ”.
“They will be required to incorporate the verb for this community of active adult life; it will also have to be part of the alliances, ”said Picklesimer. “It’s R3 zoning with the zoning condition for active adult life and other conditions as well; the interior of houses should meet certain requirements.
Toblinski added that another of the conditions was that 20 percent of units must meet accessibility requirements for people with disabilities. Cook said that while his business typically has a few units that are accessible to people with disabilities, they generally leave it up to the owner to customize when they move in.
According to the notes of the urban planning director in the information file included with the request, “the R6 zoning has been approved with the following conditions: dedicate an additional right-of-way, the agreements must identify the project as an active adult, widen the road Of Maple Street South’s two-foot paved traffic, twenty percent of units must meet accessibility requirements for people with disabilities.
Picklesimer informed the Planning Commission that while the currently proposed units do not meet the stipulations set out in the zoning approval, the issue on the table at Monday’s meeting is only to approve the site plan, which only includes the layout of the lot and the configuration of the street. . For this reason, he said that the planning commission could take steps to approve or deny the site plan and that the applicant could work either to meet the conditions set out in the current zoning or to request a rezoning of the property. in order to allow different directives.
Range and Cook told commissioners they would work with Picklesimer to work out the details of how to meet the zoning requirements.
“We’ll go ahead and work with David again to see what we need to do about the active adult and if that will work and if we need any other zoning changes,” Range said.
The Planning Commission voted unanimously to approve the site plan for the proposed development. The application is expected to go to Dawsonville City Council with a public hearing on December 8, and council is expected to approve or deny the development on December 20.
Despite concerns expressed by several residents of Grand Oaks, the Oxford Planning Commission approved the Sitemap for the new Grand Oaks Village on Augusta Drive Monday.
The new phase of the planned unit development, Grand Oaks, will be a 21 unit common interest development, or condominiums. Each unit will be a three bedroom single family home with a two car garage.
The property is located on 6 acres in the Grand Oaks development between the Rosemont and Grand Ridge subdivisions, west of Augusta Drive.
Condominiums are listed as “special use” for the neighboring residential area in the Land Use Planning Code, which means that additional standards are attached to the use, but no Planning Commission approval is required. to authorize use.
Grand Oaks residents who spoke at the meeting on Monday were primarily concerned about traffic and on-street parking that the addition of 21 new homes could bring to Augusta Drive and Rosemont Loop.
Augusta Drive will be the only road entering and exiting the subdivision.
Kimberly Stewart, who lives on Augusta Drive, said traffic problems would not be an easy solution.
“If that was a simple solution – let’s paint some yellow stripes, let’s say speed bumps – it would have already been solved,” she told the planning committee. “I am pro-Oxford development. But I am also for protecting what we have. If you have infrastructure struggling to support existing development, why add more cars to a road that endangers the safety of residents, workers, and children? “
The planning commission reminded meeting attendees that its job was only to review the site plan for development and ensure it complied with city ordinances.
It was suggested that neighbors bring traffic and parking issues to the council of aldermen.
Plans for a 7-storey mixed-use building at 3005 Bloor Street West in the Kingsway area of Etobicoke have moved forward. The development is located southwest of Bloor and Humbervale Boulevard, on the block east of Royal York Road. In November 2017, Bousfields Inc. filed a zoning change request on behalf of One Properties with the City of Toronto to allow for development of the site, and in July of this year, the developers submitted a request for approval of the updated sitemap.
Looking southwest to 3005 Bloor Street West, designed by Turner Fleischer Architects for One Properties
The site is currently occupied by a 2-storey building – a car detailing center on the first floor and commercial uses on the second floor – with surface parking. A 6-storey mixed-use building is located immediately to the west of the site, at the southeast corner of the intersection of Bloor Street West and Royal York Road, while single-storey and two-storey detached houses make up the district to the south. (One Properties also owns a single family home to the south at 14 Humbervale; this is not part of this application.) To the north and east of the site along Bloor Street West are mostly 1 and 2 story buildings. occupied by retailers and restaurants, sometimes with residential rental units above.
Residents can walk to Royal York Tube station in minutes, while several bus lines run north or south of the station.
Context of the 3005 Bloor Street West sector, image of Bousfields Inc.
The proposed 7-story mixed-use building that would replace the current building and parking lot is designed by Turner Fleischer Architects. The total gross floor area is 5,508 m². The mixed-use building faces Bloor with a 4-story podium, consistent with the height of the building immediately to the west, and is set back 2.4 meters from a new north property line (0.4 meters along the northern edge of the property are underway the City for a road widening allowance). Floors 2 to 6 overlook the setback by 1.2 meters, while floor 7 retreats 1.5 meters from the 6th. Approximately 532 m² of retail space in two units will face the sidewalk of Bloor Street.
South to 3005 Bloor Street West, designed by Turner Fleischer Architects for ONE Properties
The proposal includes 51 residential units in total, with a mix of 28 one-bedroom plus units (55%), 17 two-bedroom units (33%) and 6 three-bedroom units (12%).
Looking northwest across Humbervale Boulevard to 3005 Bloor Street West, designed by Turner Fleischer Architects for ONE Properties
Vehicle access to the site is via a private driveway connected to Boulevard Humbervale on the south side of the building. A total of 60 parking spaces – 49 for residents, 6 for visitors and 5 for retail – as well as 37 bicycle parking spaces are included on two underground levels. 6 short-term bicycle spaces are provided at ground level.
You can read more about our database file for the project, linked below. If you wish, you can join the conversation in the discussion thread associated with the project forum or leave a comment in the space provided on this page.
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ASHWAUBENON – A site plan to redevelop the southwest corner of South Oneida Street and Cormier Road with two new buildings was approved earlier this month by the of the village Site plan review committee.
Community Development Director Aaron Schuette said the plan for the property owned by ENDF3DK calls for the demolition of existing buildings on the site of the former Huntington Bank and Oreck Vacuum / Big & Tall Clothiers to build a Mission BBQ restaurant from 3,678 square feet on the corner and a one or two unit 6,057 square foot rental property on the south.
“(There are) no plans or no tenant reservations at this time (for the south building),” he said. “They have the interest of other retailers, but nothing has been confirmed yet.”
Schuette said the number of access points will be reduced to two, with an entry / exit fee on Oneida Street, which will be connected to a drive-thru for the south building, with full access to the property off Cormier Road.
“Drive-thru is consistent with the other drive-thru we currently have on Oneida Street, where drive-thru loops around the front and is allowed under our code,” he said. .
Schuette said the exterior materials for both buildings will consist of a mixture of brick, wood and an exterior insulation finish system.
He said the green space for the site will decrease from 9.4% to 16.7%, while a 6-foot opaque fence will be located on the south side of Mission BBQ to filter the smoker and the staging area.
Townhouses at Aldon Station
The committee also approved a site plan for 16 two-story single-family townhouses without a lot line in the Aldon Station subdivision, on the former Schneider trucking site along South Broadway.
Schuette said the townhouses are in groups of four, each having an individual entrance, patio / balcony, an attached two-stall garage, basement, two to three bedrooms and bathrooms.
“It will be a good change or an addition to the housing stock in the village,” he said.
Schuette said the debugging zones built across the street and the right-of-way will provide overflow parking.
Ryan Radue of Radue Homes, who is behind the development, said work will begin soon on the townhouses and one of the condominiums.
The village secured the old Schneider property by purchasing two plots of over 20 acres for $ 1.25 million.
He made a deal with Radue Homes for the company to buy lots in the development until 2026.
The agreement provides for the purchase of 38 duplex lots, 16 townhouse lots and five condominium building lots.
The lots Radue Homes will pay vary in terms of cost under the agreement, ranging from $ 20,000 for the cheapest duplex lot to $ 450,000 for a waterfront condominium lot.
Bay Bank Awning
Bay Bank at 2555 Packerland Dr. has received committee approval for a new glass roof covering the main entrance to the bank. Schuette said the existing canopy will be removed and replaced with the new one.
He said the new canopy requires committee approval as it is a commercial building with a required building permit.
The Angler Mountain Vistas in Silverthorne received approval of the final site plan from Silverthorne City Council on Wednesday, September 22. The long-awaited development will soon bring 17 new homes to market price in town.
Single-family homes were offered by Tim Crane with Compass Homes and Blake Shutler with Summit Homes Construction. The new community will be located just south of Angler Mountain Ranch on Angler Mountain Ranch Road South.
There are four types of buildings included in the project plan, each intended to accommodate different conditions and levels on the site. In an earlier discussion with the Summit Daily News, Silverthorne’s planning chief Lina Lesmes said the development would likely go vertical this fall if it received final approval.
According to the city council agenda, the original 35.81-acre parcel on which these homes were proposed constitutes the Angler Mountain Vistas Subdivision. The 17 houses will be built on two land suitable for conversion. Another leaflet was dedicated to the town of Silverthorne as an open public space.
City planner Caitlin Jacobshagen told the meeting that they will be ground-floor homes, meaning there will be multiple single-family homes located on individual lots.
Applicants began installing the infrastructure on-site after receiving preliminary approval in April, but the group needed the final approved site plan to start applying for building permits.
The applicant plans to partially pave Angler Mountain Ranch South Road, the primary access road to the development site, and will dedicate the road to the town as a right-of-way. The site also contains a private road, Fly Caster Lane, which will be maintained by the Homeowners Association and will provide access to six of the buildings. Several trails also provide pedestrian access to the site.
Council member Mike Spry raised concerns over the city’s right-of-way allocation, noting that it simply means the city has another road to maintain and clear. He asked what the compromise was for something like this.
Jacobshagen said the developer paid for all of the initial construction and paving of the road. Deputy general manager Mark Leidal said he would also offer a 1% property transfer fee that would go to the city’s general fund, which should offset the additional costs incurred by the city in providing services to the residential area. .
Bobby Craig, with Arapahoe Architects, said the changes between the preliminary site plan and the final plan were mostly architectural.
“The biggest architectural change was the dressing of the facades of the street,” said Craig.
Craig said the change came after receiving comments from city staff and the planning commission. They added porches to the sides of all companionway units – 14 of the 17 homes. Craig said they also improved the architectural materials to keep them consistent with a “mountain-modern” theme.
“I can’t believe we’re sort of at the end of this,” Silverthorne Mayor Ann-Marie Sandquist said at the meeting. The city has been working with the developers on the planning of this project since 2009.
Kevin Berg, of Summit Homes Construction, the general development contractor, said they would not comment further on the project.
Clemmons Council Responds to Senate Proposal on Bill 105
By Jim Buice For Clemmons courier
A major preliminary subdivision presented for Griffindell, an 18-lot, 9.7-acre single-family development project off Idols Road that was filed in late June after receiving mixed reviews from Clemmons Village Council, has resurfaced at the Monday night meeting but failed to get the votes to continue.
Points of contention for Zoning File C-21-001 included a request by applicant staff to install curbs and gutters as well as provide direct access from the subdivision to Idols Road. At the time, Greg Garrett, an engineer representing the plaintiff, said the addition of an access road to Idols Road was a “break in business” but that he could work with the sidewalk part and gutter of the dead end.
At Monday night’s meeting, he reiterated that he was still unwilling to build a road to Idols Road, but would make sidewalks and gutters.
“I took all of your comments to heart and have worked ever since to try to figure it out,” said Garrett, who has looked at other alternatives, such as building townhouses to help remove stormwater. . “We’ve done everything we can, but we can’t go to Idols Road. “
The final vote to reject the sitemap was 3-2 with board members Scott Binkley and Chris Wrights opposing.
“I understand the concerns that the developer will only have one way in and out,” Wrights said. “The problem I’m having is that we don’t have an ordinance that requires it to have a second route of entry or exit due to the scale of its development. We have approved much larger developments with one entry and one exit. My biggest thing is just to be consistent in our decisions.
City Councilor Michelle Barson said her vote was not entirely based on secondary access, and Mayor John Wait said he had been “inundated with emails” opposed to the project.
On another agenda item, Wes Kimbrell, stormwater engineer, spoke about knowledge of Senate Bill 105 and how it “places restrictions and regulations on local governments and what they are allowed to do and apply against development in the future ”.
“The more people who oppose this, the better it will go. I urge everyone to go and see Senate Bill 105.
Kimbrell said Clemmons “took a significant step forward in our ordinances by becoming one of the state’s strictest stormwater groups for development, and we did so in an effort to protect our citizens.” and that this bill would essentially eliminate the village stormwater program, with the exception of the part on water quality.
“If this bill goes into effect, we’re going to have flooding everywhere,” City Councilor Mary Cameron said, to which Kimbrell agreed.
Mayor John Wait said he was frustrated with the state government systematically trying to dismantle the power of local governments.
“I’m really fed up with the General Assembly thinking they can come and make whatever rules they want and enforce them across the state in every municipality instead of letting the people who actually live there make the decisions.” “, did he declare. “This is completely ridiculous.”
Clemmons has made stormwater a top priority with a long list of capital improvement projects on the books and committing most of the $ 6.6 million in funding from the US bailout fund to fix what has become a growing problem.
At the meeting, it was decided that the village would connect with other local municipalities and discuss developing a joint resolution and that council members Barson and Mike Rogers would head a committee to represent Clemmons in this matter. and other questions.
“I hope our citizens see that our battles aren’t just about developers,” City Councilor Mike Rogers said. “It’s with our own state legislature and even sometimes our own county commissioners.”
In other highlights from Monday night’s meeting, the board:
• During the public comment portion of the meeting, six residents opposed Forsyth County’s proposal to build a 50,000 square foot multi-purpose agricultural events center at Tanglewood Park. The council suggested that residents also make these comments to Forsyth County Commissioners and complete the online survey.
• Order approved 2021-15 Grant Ordinance to replace the Special Revenue Order for US bailout funds. Buffkin said that due to the census, the village will receive total funding of $ 6.6 million (instead of the original projection of $ 6.1 million) and that the first allocation of $ 3.3 million was received last month.
• I heard from Buffkin that the village has a sewer agreement with Parr Investments, but it is still in draft form at the moment. Parr received approval in the spring for a multi-family project, The Lake at Belmont, on Lewisville-Clemmons Road. Buffkin added that the Public Utilities Commission is ready to proceed when Clemmons receives an official check from Parr.
• Discussion with town planner Nasser Rahimzadeh on setting up an ad hoc committee to review parking lot parameters, including landscaping, and review processes for subdivisions, including the idea of developing an ordinance on connectivity.
• Call for a public hearing for a zoning map change for real estate owned by Gateway West Apartments LLC from RS-40 (residential, single-family) to RM-18-S (residential, multi-family – special) at 2070 Lewisville-Clemmons Road of a 5.88 acre property (Zoning Docket C-240). Rahimzadeh said the Planning Council unanimously recommended the denial at last week’s meeting.
• Call for a public hearing for an amendment to the zoning map of real estate owned by 2020 MOJO LLC from PB-S (pedestrian business – special) to PB-S (pedestrian business – special) of a property containing 1,351 acres ( Zoning file C-243). Rahimzadeh said the Planning Council unanimously recommended approval at last week’s meeting.
• Call for a public hearing for an amendment to the zoning map to modify several sections of Chapter C of the Environmental Ordinance of the Unified Development Ordinances in order to strengthen the requirements for stormwater for health, public welfare and safety (Zoning Docket C-UDO-85).
Rahimzadeh said the Planning Council recommended approval by 6 to 1 at last week’s meeting.
• Adopted resolution 2021-R-11 after receiving a voluntary annexation petition to allow the clerk and attorney to work together to investigate the certificate of sufficiency for Mid-Atlantic Commercial Properties LLC’s claim for William Lindsay Vogler Jr. and Robert A Vogler, Milo & White Investments LLC (Cary White), Impulse Energy II LLC (Stanley L. Forester, Director) and Impulse Energy II LLC, covering 35.20 acres. Council will then convene a public hearing at the next meeting.
• I heard from Shannon Ford in the Marketing / Communications report that the Farmers Market continues to have an average of around 300 customers, despite the heat and the late summer vacation, every Saturday morning at the Jerry Long YMCA. In the events to come, another movie night in the village is scheduled for Saturday September 18, when “Night at the Museum” will be presented at the Y at sunset. The Dirty Dozen & Clemmons Bash is scheduled for Saturday September 25 at the Y, with registrations still open. And the Monster Dash & Goblin Hop will take place on Sunday, October 24 from 2 p.m. to 4 p.m. at Village Point Greenway. Ford said she was working on a revamped format for project listings on the village’s website.
• Approved the disposal of old files according to the retention schedule.
• Approval of the unsealing of the closed-door minutes of the board meetings from October 28, 2019 to August 23, 2021
Project Mango’s fast-track process illustrates just how eager officials are to secure the deal with a company pledging to create up to 1,000 full-time jobs in the capital.
Three months ago, the first conversations started when the mystery company contacted Leon County. Initial permit applications for the construction of a giant distribution center in the emerging Mahan Drive corridor were received last month.
More Project Mango coverage:
This week, Leon County commissioners unanimously approved a conditional site plan, with the exception of Commissioner Bill Proctor, who was absent from the vote. But the plan is the last hurdle that now gives the limited company the opportunity to resume construction.
The confidential $ 200 million project is expected to reveal its identity next month and begin in September on 170 acres at 6720 Mahan Drive, on the north side between Interstate 10 and Thornton Road.
As rumors continue about Project Mango’s identity, the company is asking for confidentiality during the negotiation period, as permitted by state law.
Commission Chairman Rick Minor said there have been many conversations with residents and community leaders about sustainability practices, such as the use of solar panels and green vehicles.
“If Project Mango is Amazon, we already have the publicly announced goals and vision for the leading fulfillment center company engaging in sustainability practices,” Minor said. “If this company is not Amazon, it is under tremendous pressure to follow in the footsteps of the leader in the fulfillment center.”
Commissioner Kristin Dozier, who voiced the greatest concerns at Tuesday’s meeting, ultimately backed the project and asked county staff to monitor the project and provide a report six months after it went live.
She noted new housing and single-family apartments, including a proposed 190-unit complex across from Vineland and Mahan Parkways, under construction or permit review along Mahan Parkway.
“I think there is a need to look at this in a more holistic way,” Dozier said. “We’re doing these traffic counts in a very stereotypical way, but there’s a bigger regional impact. Frankly, I’m not sure if we fully understand what it’s going to look like down the line.”
A traffic analysis predicts that 600 to 650 trucks enter and exit the facility per day through designated on-site entrances on Mahan Drive.
Between 800 and 1,000 employees are expected to work at the site and will primarily access the grounds via Vineland Drive.
As residents voice concerns about the potential noise from the huge facility, county staff said the applicant hired a consultant to run a noise study using SoundPLAN software and determined the results were “Acceptable” and “logical”.
“One of the unique things about this site is that almost everything that happens on the site (will be) inside the walls of the building,” said Barry Wilcox, director of development support and environmental management for the county. by Leon.
Wilcox said an exception would be noise associated with traffic entering and exiting the property.
Commissioners Carolyn Cummings and Nick Maddox shared Dozier’s concern about potential impacts.
“I think we have an ongoing obligation and concern to monitor various aspects of this project,” Cummings said. “Beyond living there and having a stake, I am concerned about the project as a whole, its impact and its benefits for the county.”
Maddox, however, said the economic impact of the Mango Project was substantial and hoped the company would consider its impact on the future workforce and residents directly affected by the operations.
“Fifteen dollars an hour minimum for 1,000 jobs in this community? This is an absolute win for us,” Maddox said.
“But, again, no victory comes without challenges. We just have to work our way through them in the best possible way, considering all of the people who are going to be affected by this.”
The Hendersonville Planning Council on Monday estimated that a plan to build nine housing units along Kanuga Road meets city requirements.
The vote was 7-2 with board members Bob Johnson, Jon Blatt, Jim Robertson, Peter Hanley, Tamara Peacock, Hunter Jones and Robert Hogan voting for. Candi Guffey and Neil Brown were the two opposing voices.
LCV Ventures, owner of the property, and David Day, with Day Associates Construction Services, submitted a review of the sitemap and a major subdivision application to the city to build on a vacant, wooded 4.77 acre lot.
The project, called Kanuga Trails, does not require rezoning, as a minor PRD does not change the underlying zoning.
The nine structures will include eight duplexes and one single-family home. All will have two floors and each will have two parking spaces. The development will have two entrances and exits.
The planning board was only responsible for saying whether the project was or was not compliant. The plans are to develop the property as a planned residential development in the R-15 district.
A final site plan must be submitted to the city’s Planning Division for approval and a zoning permit.
Neighbors attended Monday’s meeting and expressed concerns about flooding, traffic and the density of the project. Some also expressed concerns that the project was too close to their homes.
A significant portion of the property is located in a floodplain, but the developers say the buildings will be constructed outside the floodplain. In addition, a rainwater retention system is proposed, as well as a retaining wall to be built behind the buildings.
The proposed density is 1.88 units per acre. The allowable density is 3.75 units per acre.
The developer proposed a fee in lieu of sidewalks due to a possible future widening by the NCDOT of Kanuga Road.
Eighteen trees will be felled and six will be maintained in the management area. The property is currently vacant and wooded.
Rebecca Walter covers county government, health, nonprofit, and business for the Hendersonville Times-News. Contact her at [email protected] and follow her on Twitter at @BRNRebecca
The site planning process is designed to ensure that developments are constructed in a manner consistent with the municipality’s responsibility to provide services, plan for public safety, and continue to guide our communities towards growth and sustainability. prosperity. It is largely a review of the layout and functionality of a site from a technical point of view and therefore involves various departments within the municipality as well as some external bodies such as the Ministry of Transport or the Nature Protection Authority.
Site planning is a tool used in Chatham-Kent when the property is being developed to coordinate the needs of the developer as well as the interests of the community and the use of public resources. It is extremely valuable in implementing Chatham-Kent’s continuous improvement goals to become a welcoming, active and sustainable place to work and live. All of Chatham Kent’s specific objectives can be found in the Official Plan.
Site plan approval
Implements the Chatham-Kent Official Plan and Zoning By-law
Coordinates municipal service, public safety and compatibility of land uses
Provides opportunities to be a healthier and progressive place
Respects individual choice, style and budget
The municipality strives to be efficient and transparent during the process so that development can occur without undue delays. It is important that landowners with development projects familiarize themselves with the site planning process and contact the municipality at the start of the project to coordinate the review process.
What types of development require site plan approval?
Site plan approval is required for a wide range of land uses including, but not limited to:
Industrial / employment
Institutional / community
Agricultural Commercial and Industrial
Commercial scale energy projects
Certain types of smaller scale development are exempt from site plan approval, including:
Single-family dwellings, duplex dwellings, semi-detached dwellings and garden suite, accessory buildings or accessory residential dwelling for these low-density residential uses
Townhouses on the street with some features such as each unit facing a street
(General agricultural uses and ancillary buildings. The exemption does not apply to large-scale greenhouses, mushroom production facilities or uses related to agriculture.
Modification of the site where the conversion of areas of vegetated or bare soil to hard cover (gravel, paving, buildings) results in an increase of less than twenty percent (20%), calculated as the cumulative increase on the site since December 12 2016
Additions to buildings or structures that do not exceed twenty percent (20%) of the area of the existing building, up to a maximum of 500 m² (cumulative since December 12, 2016)
Underground storage tanks and septic systems
Tents, marquees, trailers and similar temporary structures to be erected for a period not exceeding 120 consecutive days
Buildings or structures, including enclosures intended to enclose, stairs, passageways, entryways, porches, verandas and mechanical equipment that is incidental to the primary use
Buildings and structures used for flood control or conservation in collaboration with the Nature Protection Authority
Any additions required to comply with the Fire Protection and Prevention Act
Who will review my sitemap?
To begin with, you’ll meet with a planner to discuss your landscaping project and the site planning process. At this meeting, the planner will review zoning compliance and inquire about service requirements. Please bring any “rough drafts” or concept plans and drawings to this meeting. This meeting is considered part of the prior consultation process and is mandatory. Visit our Development Review Process page for more information on what to expect during the pre-consultation meeting.
The pre-consultation continues with the planner presenting your proposal to the Technical Advisory Committee (TAC), which includes representatives from each municipal department. The committee will determine what information you will need to include in your application in order to conduct a proper review. This committee meets once a week. Following their meeting, you will receive a summary specific to your project that you can use to prepare your application.
Once you submit a complete application, it will be reviewed by each department and any appropriate external body. The planner will consolidate any questions or requests for revisions and communicate them to you. Following the reviews, a planner will prepare a report to summarize your request and provide a recommendation to the Director of Planning Services or Council. The Director of Planning Services has the authority to approve projects with an estimated construction cost of $ 2 million or less. Otherwise, the Board is the approving authority. Site plan approval is required before a building permit is issued for almost all types of development and applies to the entire municipality.
How long will the approval of the sitemap take?
Approval of the sitemap depends on the complexity of the development, the completeness of the application, and how quickly you can make the necessary revisions. If the project also requires other planning requests, such as an official plan or a zoning change to support a site plan request, then the requests can be reviewed and reported at the same time. An application for a building permit may also be considered along with an application for a site plan and a permit issued after approval of your site plan.
Is there a fee for approving the sitemap?
The site plan approval application fee is set by the municipality and may change from time to time. To download the Sitemap Monitor app and see a list of fees, visit our Scheduling Applications and Fees page. In addition to the application fee, the municipality may incur fees to review your application. For example, when a specific technical study is required to substantiate an application, the municipality may require a peer review of the study and the municipality may not have the technical experts available in-house to undertake the peer review. . These costs will be recovered from the promoter.
Certain developments will require the applicant to consult directly with external agencies before submitting a full application. The costs associated with these consultations are not covered by municipal administrative fees.
Can I make changes to my sitemap after it’s approved?
Some minor changes can be made after approval. The changes are called “changes” and will need to be reviewed and approved by the Director of Planning Services. Changes will only be allowed if:
Changes to buildings and structures are minor and do not significantly change location, size or height.
The design and appearance of the development are relatively unchanged.
The function of public infrastructure is not affected.
The modifications do not affect the agreement of the sitemap or the wording of the conditions, and
The changes do not create any change in the level of municipal services required by the development.
The changes that will be authorized after approval must really be minor, otherwise a new request will be necessary to assess the impact of the proposed changes. This would require re-requisition and application fees, and most likely affect your ability to continue construction while reviewing the proposed changes to the site plan.
This is an archived article and the information in the article may be out of date. Please look at the timestamp on the story to see when it was last updated.
ST. LOUIS – The Town of Crestwood is hosting a online audience Thursday evening to discuss the future of the former Crestwood Mall site.
A development plan was presented to the city’s Tax Incremental Financing (TIF) Commission on Thursday, May 27. This is a $67.5 million project that includes $17 million in tax incentives.
Dierberg and McBride Homes are the forces behind the proposed development on the 47-acre site. The plan calls for a Dierbergs supermarket, retail space and a housing estate with 81 single-family homes. The proposed TIF would not be part of McBride’s plans for a subdivision.
The TIF allows developers to use the proceeds of taxes generated by a development to help pay for the project to be built.
Many residents want the city to progress. The mall was built in 1957 and closed in 2013. Several efforts to develop the property have failed.
“Whenever there seems to be potential to do something, it doesn’t happen,” said Crestwood visitor Pam Schaffer. “It’s just a big old meadow and a waste of space.”
The development of the site would require substantial work, according to the developer presenting the plans Thursday.
“I don’t think anyone else would do it without the help that’s being considered,” said John Brancaglione, PGAV Planners.
The vacant Lindbom Primary School may not go away anytime soon.
The Brighton Planning Commission turned down the final site plan for the proposed townhouses on the abandoned school site.
The main complaint during Monday’s meeting was whether the proposal matched the city’s master plan, which commissioners ultimately decided it did not.
The plan to build 140 townhouses on the 10-acre property at 1010 State St., commissioners said, was too dense for the surrounding area, which is mostly made up of single-family homes.
This plan was one of many to be submitted to the planning committee since the elementary school closed in 2010. Bingham Farms-based developer SR Jacobson planned to purchase the property from RJB Holding Group and the transform into a “neighborhood within a neighborhood”.
The commissioners voted 6-2 to reject the final site plan. Commissioners Matt Smith, Steve Monet, Bill Bryan, David Petrak, Jim Bohn and Ken Schmenk voted in favor of the denial – Susan Gardner and Chuck Hundley disagreed. Commissioner Michael Schutz did not attend the June 7 meeting.
The Brighton City Master Plan, which was passed in 2018, classified the property as a moderate density mixed residential area, which limits development to eight units per acre, except in areas adjacent to the city center, which are permitted up to 25 units per acre.
Much of the discussion between the commissioners revolved around whether the property could be considered adjacent to Brighton city center. Despite the site being less than half a mile from the city center, board member Bohn said he didn’t think it qualified because it is surrounded by single-family homes.
“I’m struggling in my mind with this neighborhood being in quotes adjacent to downtown,” Bohn said. “So because it is not adjacent to the city center it does not meet the master plan.”
Mayor Pro Tem Gardner disagreed, explaining that the development would provide a tight-knit neighborhood near the city center.
“We want a community – we want to be neighbors,” Gardner said. “I really believe the person renting here will be a lot like this person anywhere else in our city, except they want to be close to downtown or wouldn’t choose to live in this neighborhood. “
Although they did not approve this project, the commissioners were concerned about the problems caused by the property. Vandalism and break-ins are common in the closed elementary school, and it is poorly maintained.
South City Partners, LLC of Atlanta, GA is scheduled to appear before the BOC on Tuesday, May 18. This will be their third appearance regarding the rezoning of 31.1 +/- acres off Jonesboro Road. The property is west of Mt Olive Road and McDonough Christian Church.
Update: the BOC approved the rezoning application on Monday, June 14, 2021.
The applicant is requesting a rezoning from RA (agricultural residential) and R-2 (single family residential) to MU (mixed use). Previously, District II Commissioner Dee Clemmons had asked the applicant to add townhouses. Now South City Partners has submitted an updated sitemap with the revisions.
Earlier versions of the site plan depicted 280 apartments and 10.2 +/- acres of commercial space. The commercial area included offices, shops and restaurants. Now the applicant has reduced the commercial area to 2.48 +/- acres. This change makes room for townhouses in the project.
The updated site plan maintains 280 apartments as the first concept. The revision adds 80 townhouses to the proposal. Finally, commercial space totals 25,000 square feet of office/retail.
The office/retail area and townhouses are located along the Jonesboro Road frontage. The apartments would be to the north of the property in question. Primary road access will be from Jonesboro Road at Vinings Drive. Additionally, a secondary access point will be next to Mt Olive Road.
The property in question was originally part of a larger rezoning application in 2019 totaling forty-three acres. In order to avoid triggering a Regional Impact Development (RID) review, the applicant has revised its application. The twelve acres immediately adjacent to Mt Olive Road were removed from consideration.
The DRI threshold for a mixed-use development is 500,000 square feet of total space. Planning staff recommended a zoning condition to limit building area to 498,600 square feet.
The BOC may revise, add, or remove proposed zoning conditions when reviewing the application. The Board of Directors will consider the follow-up to the request on Tuesday evening. The meeting starts at 6:30 p.m.
Featured image shows a revised concept site plan for the Jonesboro Road development. Photo credit B+C Studio.
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MONUMENT • Land originally zoned for a church site at Sanctuary Pointe became the subject of debate when a potential for 12 new residential lots was proposed instead.
At a May 3 hearing, the board considered an order to approve a Fourth Amendment to the Planned Sanctuary Pointe Phase 1 Development Site Plan and the First Amendment to the Development Sketch Plan.
The plan’s proposed site involved 5.11 acres north of Baptist Road and west of Fox Run Regional Park which was originally approved in 2006 to be the site of a church. However, the diocese no longer needs a church there, city planner Debbie Flynn said. Classic Development applied for the site plan amendment hoping to create 12 lots for single family homes.
The amendment would increase the density of Sanctuary Pointe development from 600 to 612 lots.
Neighborhood meetings between Classic Development and NES Inc. and current residents of Sanctuary Pointe were held in January and February. During these meetings, 15 lots were initially proposed, but the development was quickly changed to 12 after hearing residents’ concerns about lot size. According to those involved, the developer reduced the proposed number of adjacent lots to the boundary of the parcel, allowing them to look like adjacent lots.
The Landmarks Planning Commission approved the amendment in April after also hearing residents’ concerns.
Andrea Barlow of NES Inc. was on hand to further discuss aspects of the amendment, during which she noted that the increased traffic from the 12 lots would be significantly less than what would have been created by having a church on the site.
Several current residents of Sanctuary Pointe were present (and online) at the meeting to voice their objection to the ordinance. Again, some were concerned that the 12 lots would not match the size of adjacent lots. Some owners have expressed the situation as a “bait and switch” from what they were told by their sales representative when buying a house in the development.
It should be noted that this plot is offered by Classic Development, while Vantage Homes and Saddletree Homes have also sold products in adjacent lots.
One owner expressed concern that too many trees had to be felled to accommodate the lots and that the density on the lot along Baptist Road at the entrance to Sanctuary Pointe would be unsightly. Additionally, a pathway that residents use to access their mailboxes would need to be removed for the proposed lots.
Barlow said there would still be a substantial buffer of around 180 feet from Baptist Road.
Loren Moreland, vice president of classic development and project manager who also resides in Sanctuary Pointe, also spoke to the board about the concerns. He noted that many residents were not there to witness what Classic Development needed to do to get the existing lots in the development approved. Even then, he said, the developer couldn’t get everything it wanted.
“We’ve invested $70 million in infrastructure on this,” Moreland said. “It’s a huge risk. …I would say this is the highest quality community, perhaps, in Monument.
Moreland said the required grading on the parcel for eight homes would be the same for 12. Trail Residents Fear Lost was never part of the site plan, but rather created by TriView Metropolitan District, which manages services for water and sewer development, to spruce up some of its sewer line infrastructure, Moreland said.
Administrator Jim Romanello said that although the trail cannot be recovered because it was never part of the site plan, he was not comfortable voting on the ordinances after hearing the issues that surrounded him.
Trustee Laurie Clark said she sees no reason to deny approval of the ordinance because it falls within the guidelines required by the city. “I see nothing more than [Classic] can concede something other than what they already have,” she said. “At this point, our concern is whether they meet the required legal guidelines, and I am of the opinion that they do.”
Trustee Ron Stephens said while he agreed the ordinance meets the legal criteria, he would like to see any documentation from residents of Classic Development sales representatives making hints or guarantees about the future of the plot. He said Classic should not be held liable for anything Vanguard or Saddle Tree sales reps might have promised.
Moreland said members of the Classic sales team remained consistent throughout development and never made such hints. “These are not fun conversations,” he said. “It’s the part of my job that I don’t like.”
Moreland continued, “Do I think this is responsible land use? Absoutely. We did everything right – and as a landowner, what more could we do? We are not trying to blind people. We are not trying to bait and trade. These 12 grounds are 10 times more responsible than a church.
Mayor Don Wilson said while he understands the concerns expressed by community members, he believes the developer has come a long way to make adjustments to accommodate them.
“I think it’s reached a point where nobody’s going to be entirely happy,” Wilson said.
Clark moved to approve the order, which was approved 5-2. Stephens and Mayor Pro Tem Kelly Elliott voted against.
A public hearing has been delayed over a plan to demolish an abandoned school in Brighton and replace it with a townhouse development.
On Monday, the City of Brighton Planning Commission was due to consider a site plan approval for the project which would be called West Village of Brighton. It would also rezone the 10.5-acre property from R-1, or single-family residential, to a planned unit development, or PUD. SR Jacobson Development Corp. of Bingham Farms wants to build 140 townhouses on the site of the former Lindbom School at 1010 State St., between N. 6th and N. 7th streets.
However, Michael Caruso, Brighton’s community development manager, told WHMI that the developer had yet to receive the results of an extensive traffic survey of the area from an independent engineering firm. It was therefore decided to postpone the public hearing and the review until the study was completed. has received. In fact, Caruso says Monday’s meeting will be canceled because the only other item on the agenda, a request to expand the site plan for The Canopy Lounge on St. Paul Street will also be moved to an order of the future day.
Receiving site plan approval would be a necessary step towards a deal to purchase the plot on the northwest side of town. The municipal council will also have to give its consent. Once completed, the developer plans to demolish the old school building in September and then begin construction immediately.
West Village of Brighton is just the latest plan for the site since the school closed in 2010. A company owned by Fenton area developer Pat Battaglia bought the school for $1.45million to schools in the Brighton area in 2015 with a proposal to open a charter school at the building, but the BAS board was reluctant to sponsor the school. Battaglia then proposed a senior housing complex and later senior housing and an assisted living facility for the site, but funding for both projects failed.
Robertson Bros. of Bloomfield Hills had also proposed single-family homes on the land, but abandoned those plans due to underground trichlorethylene contamination caused by a former manufacturing site near N. Fifth Street.
SR Jacobson Development says they plan to fix this by not including basements in townhouses so they don’t approach the contamination zone 14 feet below ground. In addition, they will be connected to the city’s water supply, avoiding groundwater problems while vapor barriers will be installed to prevent air contamination.
TROY – A preliminary site plan for a four-unit single-family condominium development project, Casca Village of Troy, was recently unanimously approved by members of the Troy Planning Commission at their February 9 meeting. , with some conditions.
The vacant 2.2 acre plot is east of Crooks Road and south of South Boulevard near Andrews Road and has never been developed. Members of the Troy Planning Commission approved a similar preliminary site plan for the condominium development in 2015, but the approval lapsed after no further action was taken before the three-year expiration window .
White Lake-based Powell Engineering president Michael Powell, who is working as a design engineer on the project, said that at this time the developer, Anthony Randazzo of Auburn Hills-based Trowbridge Land Holdings, had decided to concentrate its efforts elsewhere.
“The economy for the owner was not appropriate, so they decided to hold on and put their efforts into other projects,” Powell said at the Feb. 9 meeting. “They knew it was going to expire and we practically had to start over now. Frankly, they’re going to spend more money doing it now, and between engineering and landscaping, I think it’s going to be a better project now.
The new preliminary site plan was approved on the condition that the developer submit a landscaping plan, including a screening for a proposed greenbelt area; work with the city’s engineering department to ensure compliance with private road specifications; and submit a second elevation to the building department – Troy’s ordinance requires that no more than three consecutive single-family homes may have one story.
Under normal conditions, a landscape plan would have been required to receive preliminary approval for the development from the commission, but Troy town planner Brent Savidant said he made the executive decision to pass the site plan .
“Although we don’t have an up-to-date landscape plan, I still thought it was an opportunity, given that we had the 2015 one to use as a base, an opportunity to move forward further with this application,” said he declared. .
Powell explained that the rapid turnaround of Savidant’s approval to move forward with preliminary plans did not give him enough time to submit a new landscaping plan as well. He said the new plan will resemble the 2015 plan, with some improvements recommended earlier.
“We recently received approval for this turnaround, and the changes your planning and fire departments wanted, and there just wasn’t enough time to submit a revised landscaping plan, but to delay this – we had it ready a while ago, and because of the (pandemic) the owner was really asking for, and the planning staff cleared it to go ahead so he could try to start building this project in the spring and start selling lots,” he said.
“It was important for us to come before you to see whether or not you had input and then the landscape architect can use that input to provide the final landscape plan.”
Still, Planning Commissioner Jerry Rauch felt that the landscape plan should have been submitted with the preliminary site plan for approval. “Given that it’s been three years since the original application and now, I personally don’t see why the applicant couldn’t wait to submit a landscape plan to this body,” he said.
The proposed development will consist of four single-family condominiums ranging from 15,000 to 17,000 square feet. A 10 foot greenbelt will be placed on the eastern edge of the parcel to create a buffer zone between the development and the existing residential community. A T-shaped turnaround lane has been approved by the National Fire Prevention Association and the Troy Fire Department for emergency vehicle access.
One benefit Powell said comes from building condominiums like the ones proposed is that the community tends to have a strong homeowners association. “They are responsible for all the development work. They are responsible for their own change control, things like that. There is a very detailed set of legal documents that give the homeowners association great power over what happens in their condo.
Despite the problem of a missing landscape plan and other conditions to be met, Savidant told Planning Commission Chairman Tom Krent that he was comfortable with any direction the commission is taking, including the approval of the plan.
Monday night’s meeting of the Town of Peachtree Planning Commission will include the proposed conceptual site plan for the development of 94 Towson Village homes on 50 acres behind Governors Square on Ga. Highway 54 East.
The combined 86-acre property, which includes the 36-acre mixed-use Governors Square and the 50-acre Towson Village single-family home development, was approved for limited-use commercial (LUC) zoning in September by the city council. from Peachtree.
The Towson Village proposal calls for 94 lots, 1.15 acres of amenity area and a total of 23.3 acres of open space.
The rezoning to GUC included the following conditions:
• Compliance with the master plan
• Maximum of 10 units per acre
• At least one parking space for single family lots must be provided off-street in an enclosed garage, which must be at least 20 feet from the property line
• No more than 94 batches
• Setbacks include – Front: 10 feet for main structure and 20 feet for garages; Side: 0 feet, provided there is at least 10 feet between dwellings; and back: 10 feet
• The path between the single family residential portion and the mixed-use development must be constructed at the time of the single family residential development
• A connection to the south property line abutting the Shiloh Mobile Home Park must be provided from the single family residential subdivision
• Governors Square and Peachtree Court will be extended to serve the single family development
According to Zoning District LUC-33, planning staff said 94 lots are permitted with a maximum density of 10 units per acre. The plateau comprises 94 lots and a density of 1.85 units per acre and therefore complies with zoning requirements.
The size of the proposed lots is 60 feet and 70 feet wide by 120 feet deep, which corresponds to the dimensions indicated on the approved master plan. The proposed flat shows front setbacks of 10 feet, 20 feet for garages, zero side setbacks and rear setbacks of 10 feet, meeting setback requirements, staff said.
In addition to the 94 single family residential lots, the proposed flat contains a 1.15 acre amenity area and several pocket parks similar to the approved master plan. The flat also shows 23.3 acres of open space, which exceeds the 21.5 acres shown on the master plan.
Although no greenbelt is required, the flat concept provides a 50 foot buffer zone around the perimeter of the property. The buffer section containing the cart road on the west side of the subdivision must be dedicated to the city.
Planning staff recommended approval and were of the opinion that the concept plan for the site meets zoning requirements and planning ordinance standards.
SOUTHGATE, Ky – Southgate City Council unanimously approved a zone change to allow developers to transform the former Beverly Hills Supper Club on Wednesday night.
In May, the city partnered withEdgewood, Ky. Based construction firm Ashley Builders and Cincinnati-based Vision Realty Group agree to develop the land into a $ 65 million mixed-use development that will include an assisted living facility, apartments , houses – and a permanent memorial to the victims of the supper club fire in 1977.
The Campbell County Zoning Commission approved the necessary change. It was up to the city council to finalize the approval.
The approval came amid controversy as lawyers for the families of the fire victims tried to challenge the legality of parts of the project. Families hired lawyers who told city officials that construction should be banned on some project land – because they said it was a cemetery, according to emails the lawyer said. Stephen Megerle provided The Enquirer.
“It almost seems sacred,” said Robin Thornhill, a resident of Delhi township. “Obviously there are still pieces of people there. ”
According to Kentucky law, cities in Kentucky are supposed to prevent cemeteries from being used for things like parks, athletic fields, construction sites, and other structures. But, the definition of a cemetery can be broad.
Southgate City Attorney Mary Ann Stewart and Mayor Jim Hamberg did not respond to The Enquirer’s request for comment on the claim.
Thornhill, 48, was 5 when his father, three aunts and an unborn cousin died the night of the blaze that left 165 people dead and more than 200 injured.
When she learned the land could be developed, Thornhill joined the Beverly Hills Respect The Dead group, a group made up of families of fire victims. The group hired Megerle and attorney Todd McMurtry to represent their concerns and hopes for the land.
The community gathers to discuss
On Wednesday, dozens of community members and residents gathered at the Southgate Community Center to both support and oppose the project moving forward as planned.
“My clients are not opposed to the change of area or the development of the site,” Megerle said during the meeting. They wanted the land to be surveyed for human remains and a memorial built on top of the hill where the fire took place.
Tammy Nolan, founder of Beverly Hills Respect The Dead, read the names of the victims’ family members. They stood up one by one and wrote the name of their group in white letters on their black shirts and masks.
Dozens of family members of the victims and community members shared their thoughts on the proposed development. They agreed that the project could be good for the city. They disagreed on where the memorial in honor of the victims of the fire should go.
The developers want to put a memorial in honor of the victims of the fire along the US 27. But the members of the group want it where the cabaret room once stood, at the top of the hill, where many victims died.
“Go ahead and build it, but I want a memorial on the hill where my family members died,” Thornhill said, choking back tears.
Another commenter said the group was prohibited from telling developers where to place the memorial. He preferred it to the proposed location at the bottom of the hill so people could see it when they drove by.
A handful of speakers said the project should go ahead because it was better than stores such as Lowe’s and Walmart using the land.
“We intend to continue to work with a group of survivors and family members of the victims as well as Southgate Town officials on a memorial planning committee,” the developers said in a statement. Press release.
The cemetery dilemma
The group is concerned about the grassy terrain where the club’s cabaret hall once stood. This room is where many people died in the blaze, Megerle said.
Families of the fire victims have asked developers to survey the land to see if any human bodies remain. The developers plan to set up a private park there and claim that the investigation is not necessary.
The developers told The Enquirer in an emailed statement that there are “numerous records which verify and indicate that all the deceased have been counted and all the remains have been removed and examined by the coroner.”
A descendant, Leslie Henry, of Wilder, wrote in an affidavit given to The Enquirer that only her mother’s torso was recovered from the debris.
“I believe her remains are buried at the site of the Beverly Hills Supper Club, most likely in the area of the cabaret hall where she worked so hard for my siblings and I to have better lives,” Wilder wrote. .
At Wednesday’s meeting, Henry pleaded for a compromise for the “graveyard that the earth has become.”
Developer attorney Sarah Houseman said in an email obtained by The Enquirer in a previous article that developers would stop construction in an area if human remains were found. Work would stop until the body could be “properly buried,” Houseman wrote.
Megerle wrote the city a letter saying the area should be considered a cemetery, which would prohibit the construction of a park under Kentucky law, according to documents Megerle shared with The Enquirer.
The legal definition of a cemetery is broad, so Megerle is prepared to seek an injunction on the project from the Campbell County Circuit Court. A judge would then decide if a park could be built there.
Two competing memorial ideas
The area of land where the cabaret hall was located is also part of the dispute over the location of the memorial in honor of the victims of the fire. The developers plan to put a memorial alongside US 27. But those affected by the fire want it where the fire took place.
Recently, the developers agreed to allow those “directly affected” by the fire to access the park on the anniversary of the tragedy and at other times with the consent of the owners association, according to a report. release from the developers.
The descendants of the victims of the fire do not want their access to depend on the association of owners.
How did we get here?
In May, Southgate City Council reached a joint deal with the developers to redevelop the land.
The land was not zoned for the proposed project. The developers had to show why the site had to move from professional office use to a combination of living and general commerce.
In July, the Campbell County Zoning Commission, which is reviewing plans like this for towns in the county, unanimously approved the zoning change.
The six-member Southgate City Council had the final say on making the change happen.
What’s next for Memorial Point?
Construction on the $ 65 million redevelopment project is expected to begin in fall 2021.
He will understand :
89 single family homes with two to four bedrooms that will be offered from the upper range of $ 300,000.
100 to 200 apartments that will cost $ 1,100 to $ 2,000 per month with amenities that include a swimming pool, indoor exercise area and event center.
Up to 90 residential units in a for-profit assisted living facility that will cost between $ 3,000 and $ 6,000 per month.
A memorial to remember the lives lost in the deadly fire at the Beverly Hills Supper Club.
Julia is the Northern Kentucky government reporter for the Report For America program. Anonymous donors have pledged to cover the local donor portion of his position funded by grants to The Enquirer. If you would like to support Julia’s work, you can donate to her Report For America post. on this site or email his editor Carl Weiser at [email protected] to find out how you can help fund his work.
Do you know something she should know? Drop her a note at [email protected] and follow her on Twitter at @JFair_Reports.
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The former Model T and Ford Ranger pickup truck factory site in St. Paul’s Highland Park is currently empty land, but likely not for long.
Last year, Ford Motor Co. selected Minneapolis-based Ryan Cos. As the lead developer for the 122 acres of vacant land that once housed its Twin Cities manufacturing campus.
Pending city council approval, Ryan officials say they could start building 3,800 mid- and high-density housing units and additional offices, businesses and parks by next spring.
City officials continue to market the land overlooking the Mississippi River as a future national model of sustainability and “infill” urban redevelopment.
However, several key questions remain before the construction crews begin work. The Ryan Companies are planning a community meeting from 7 to 8:30 p.m. Thursday at the Joan of Arc Auditorium at St. Catherine’s University in Whitby Hall, located at Randolph Avenue and Kenneth Street.
Here is an update on the status of the project and what will follow:
WHO OWNS THE FORD SITE?
Ford owns the Ford site. The Michigan-based automaker plans to sell the plot that housed the main assembly plant to Ryan Cos., Although both sides have been silent on how quickly that could happen.
The Canadian Pacific Railway still owns the nearby 13-acre marshalling yard, a wedge-shaped parcel on the southern border of the site.
The unclear sales schedule has raised concerns among critics that some $ 53 million in potential municipal property tax misappropriation – a type of public investment called “tax hike funding” – to cover the costs of infrastructure would simply increase the selling price, making more money for Ford to the fresh taxpayer. TIF dollars used for affordable housing could add up to $ 48 million more in public contributions.
IS THE EARTH CLEAN?
State officials say the land has been cleared.
Walker Smith, a spokesman for the Minnesota Pollution Control Agency, which has been monitoring cleanup issues at the Ford site for years, said Ford has taken the initiative in removing soil contaminated by decades of auto manufacturing and to make the earth family friendly again.
“It has been cleaned to standards suitable for residential development,” Smith said. “Basically, they dug all of the soil from the site down to bedrock and backfilled it, for the most part.”
A representative from the MPCA will address environmental issues at the Highland District Council’s Community Development Committee meeting, which will be held Tuesday at 6:30 p.m. at the Highland Park Community Center.
WILL THERE BE AFFORDABLE HOUSING?
Yes. In 2017, St. Paul City Council approved the Ford Site Master Plan, which calls for 20% of 3,800 units to be affordable. Tuesday, Ryan Cos. announced that Project for Pride in Living, CommonBond Communities and Twin Cities Habitat for Humanity have agreed to be affordable housing partners for these 700 units.
According to the master plan, about 10 percent of housing will be for individuals or families earning no more than 30 percent of the region’s median income, or about $ 30,000 for a family of four. Another 5 percent will be affordable for those earning no more than 50 percent of the region’s median income. And 5 percent will be targeted at people at or below 60 percent of the region’s median income.
“We’re going to do a little bit of each,” said Scott Cordes, CFO of Project for Pride in Living, which will develop about half of the affordable housing on site. “The units that we will produce and CommonBond will produce will be affordable multi-family buildings, and within those they may have some income variability in the affordable range. “
Funding for affordable housing will come from a variety of locations, including up to $ 48 million in TIF. “We expect this to be gradual, much like (the development schedule that has been) set for overall development,” Cordes added. “Each project will be subject to its own approvals.
WHAT ABOUT ZONE C?
Next to Hidden Falls Park, a sloping man-made parking lot on Boulevard on the Mississippi River continues to raise questions in the community and at City Hall.
Formerly a dumping ground for paints and other wastes from the Ford plant, Area C was covered with excess material from an Army Corps of Engineers dam project, then covered with excess concrete from a project of public works of the city.
Ford added a layer of asphalt and vehicles parked on it for a while. This is generating a lot of concern, but MPCA officials say they are not alarmed.
“This is a site that is across the river route, an area where 60 or 70 years ago the Ford company did away with solvents and paint sludge and that sort of thing,” he said. Smith said. “Basically, they just threw him over a cliff, which was perfectly legal at the time. Since then this area has been covered and covered, but this area has been flooded dozens of times. We asked the Ford company to do some testing there, and all of the results we saw showed that there was no level of contamination that would pose a threat to humans or the environment.
100% ELECTRICITY WITHOUT CARBON – BUT HOW?
Throughout his final years in office, former St. Paul’s mayor, Chris Coleman, frequently highlighted the potential of the Ford site as a defining example of sustainability – an environmentally balanced neighborhood of tomorrow. It remains to be seen exactly how Ryan Cos. plans to achieve this.
During a media event at the Ford site on Tuesday, Ryan officials said they had worked closely with Xcel Energy to ensure that 100% of the electricity at the Ford site will come from renewable or non-renewable sources. carbon. This includes electricity from what is likely to be the state’s largest urban solar power grid – a seven-acre facility. Each building will be ready for solar energy.
“When we told them to think outside the box, they took the box and threw it away,” Ryan Vice President Tony Barranco said.
Where else will the energy come from? Hydropower is a strong possibility. The hydroelectric plant on the site is owned by Brookfield Renewable Power Inc.
“The project is still in its early stages, but… we are currently exploring ways to provide locally sourced renewable energy by combining on-site hydropower with new solar power,” said Matt Lindstrom, spokesperson for Xcel Energy.
“Although still in the early stages, we are excited about the plans on offer and look forward to seeing what we can offer our customers in St. Paul,” said Lindstrom.
Ryan officials have not disclosed any further details. Previous concepts had called for exploring geothermal heating and other innovations, but no mention was made on Tuesday of this possibility or how to offset the use of natural gas on site.
“On the 100% renewable electricity front, the last news I heard was that more than one option to get there was being considered,” said Russ Stark, St. Paul Mayor Melvin Carter’s Resilience Officer. .
Access to transport is part of the sustainability strategy. Plans call for the extension of the existing road network from Highland Village, but with better access for bicycles and pedestrians. There will be at least 100 new electric charging stations, and stormwater will be collected and treated on-site, preventing direct runoff to the Mississippi River.
HOW LONG WILL IT TAKE TO COME TOGETHER?
Ryan officials have said the market is driving development, but demand for housing is quite high right now.
The holistic vision of 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space could take 10 or even 20 years to reach full construction, especially if plans are slowed by a recession.
If construction begins in the spring as planned, the first residents will likely move in within three years. Ryan Cos. plans to start at a civic plaza near Ford Parkway and single family homes along Mississippi River Boulevard, which are sure to be quick sellers.
The City of St. Paul has posted answers to frequently asked questions on the Ford website at tinyurl.com/Ford2019.
The Ryan Cos. has entered into a development agreement with the City of St. Paul that will bring 3,800 housing units, the state’s largest urban solar panel and 100% of the electricity from renewable or carbon-free sources to the Ford Motor Co vacant. site.
The plan – which must be approved by city council – relies on funding of $ 53 million in increase in municipal taxes.
It is a type of public investment that recycles new property taxes generated on the site to fund improvements in the same location – public infrastructure such as utilities, parks and water bodies in 40 future development blocks. Estate on bluffs overlooking the Mississippi River in the City District of Highland Park.
That number is less than half of the $ 107 million TIF requested in March by Minneapolis-based Ryan Cos. However, it does not fully encompass the additional TIF funds that will likely be needed to ensure that 20% of the housing on site is affordable.
“It wasn’t always clear that we would end up here on this stage,” Gov. Tim Walz said, introducing St. Paul’s Mayor Melvin Carter and officials to Ryan on Tuesday at a media event inside the hall. ‘an icy tent at the Ford site. “It’s an incredible part of the story that is on this piece of land.”
Carter added, “After more than a decade of work, we are ready to make our grand vision for the Ford site a reality. The homes, jobs and public spaces we build here together will shape our city for generations to come.
As part of a master plan and zoning agreement signed in 2017, St. Paul City Council committed to providing a wide range of medium to high density housing on the outskirts of one of the neighborhoods. the city’s wealthiest, including affordable housing for the very poor – families earning 30 percent of the region’s median income, currently around $ 30,000 a year.
The $ 53 million from the TIF will finance more than half of the site’s $ 92 million in public infrastructure, with the remainder being private sector investment.
Affordable housing, which often draws funds from a variety of sources, can depend on additional TIF money on a project-by-project basis, said Ryan Cos. Vice president Tony Barranco.
“Our values prioritized affordable housing at deeply affordable levels… sustainability, jobs and the preservation of Little League’s ball fields,” said Chris Tolbert, St. Paul City Council member.
Also in attendance at Tuesday’s event were representatives of the project’s new affordable housing partners – Project for Pride in Living, CommonBond Communities and Twin Cities Habitat for Humanity, including Habitat President Chris Coleman, former city mayor. .
Most of the city council members were in attendance, with the exception of Dai Thao, who Tolbert said was traveling for prior engagement, and Kassim Busuri.
RELATED: Ford Site Q&A: What Comes First, What About Ball Fields, More
Ryan officials have said if city approvals come together block by block, construction could begin in the spring and the first residents will move in three years later. The site’s infrastructure will be largely developed within five years.
The overall development plan will be presented to the municipal council before the end of the year.
Ford opened the 122-acre Highland plant in 1925 to build Model T automobiles and closed it in 2011 as part of a national restructuring plan. The automaker chose Ryan Cos. as the main developer of the site in June 2018.
The overall goal is to create 3,800 housing units, 265,000 square feet of office space and 150,000 square feet of retail space.
Around 1,000 permanent jobs are envisaged on the site, in addition to the 14,500 construction jobs currently being developed. The plans call for 50 acres of open public space and over 1,000 trees.
Company officials said development would likely begin to unfold off Ford Parkway, starting with a civic plaza and through a series of single-family homes built along Boulevard on the Mississippi River.
When fully constructed over the next 10 to 20 years, the site is expected to add $ 1 billion in new property tax value to the city’s $ 23 billion tax base.
“This site has long been for us and for many one of the biggest redevelopments (opportunities)… in the country,” said Ryan Cos. Co-chair Mike Ryan. “Homes, jobs, nature, environment, sustainability, the ability to walk… I think what we’re going to accomplish here will have a longevity that’s hard to envision given the somewhat barren site today. “
TIF’s demand unveiled in March – $ 107 million in tax evasion to fund the site’s infrastructure, parks and other public spaces – has not been welcomed by many critics who have questioned why a new development in one of the city’s wealthiest neighborhoods would need a public subsidy. .
Some business leaders were concerned that the additional public investment would simply allow Ford to increase the selling price, knowing that taxpayers would actually bear the additional costs.
Ryan said his development team “never had to guess” the city’s political priorities, from parks to affordable housing. “Honestly, I got a little hungry in my stomach,” he said. “You have had great success in our discussions to make us accept more risks. “
100 PERCENT RENEWABLE ENERGY
Barranco said reaching this point has been “hard, difficult to put all of these pieces together” and thanked a long list of city employees and partners, including former council chairman Russ Stark, the head of the city. Resilience Mayor, Deputy Mayor Jaime Tincher and Melanie McMahon, Tolbert’s legislative aide.
The company is working closely with Xcel Energy to ensure that 100% of the electricity used on-site comes from renewable sources, including a new seven-acre solar panel that will likely be the state’s largest for an urban area.
“When we told them to think outside the box, they took the box and threw it away,” Barranco said.
The land – which spans 40 future city blocks – still belongs to Ford Motor Co. Barranco said Ford had provided the flexibility on the schedule to put a development program in place, but officials at Ryan Cos. didn’t want to say when the sale would be finalized. .
“They gave us time for this to happen,” he said.
Also on Tuesday, the St. Paul’s Center for Economic Inclusion released a written statement celebrating Ford’s sitemap and congratulating the mayor, city council and Ryan Cos. for a plan that prioritizes the development of mixed revenues across the site.
“Collectively, our regional leadership was not lacking in the drive to achieve equity, but in infrastructure,” said Tawanna Black, Founder and CEO.
Some St. Paul residents, grieved by the affordable housing shortage, have expressed concern over plans by site developer Ford to allocate sites along the cliffs of the Mississippi River for upscale single-family residences (“planners of St. Paul Reject Single Family Homes in Project Ford, ”March 9,“ Ryan’s Plan for Ford Site Moves 6 to 1 by St. Paul Council, ”April 11).
But 10 percent of the 3,800 housing units offered for the Ford site must be reserved for households at 80 percent or less of the region’s median income, with 10 percent for households at 30 percent or less of the median income in the area. the region. The city had approved a tax increase financial grant to include low-cost housing in the overall plan.
But there is another aspect of the bluff site plans that aligns with both the developer’s financial outlook as well as the city’s tax agenda. In any given year, Saint Paul’s property tax collections represent approximately 35 percent of the city’s general revenue. Much of the city’s real estate is owned by the state or by non-profit organizations (colleges, churches, etc.). These properties do not pay property taxes but still require services. The city’s other income comes from royalties, fines, sales, etc., but the share of property tax in the city’s budget is under constant pressure.
Minneapolis receives about 41 percent of the property taxes paid by residential and commercial-industrial property in the city. The rest goes to the county, school district, and special districts (e.g., metropolitan council, mosquito control district, etc.).
Because Minnesota law limits how cities can generate income, they must plan for and protect certain land uses that generate more tax revenue than costs to provide municipal services to affected properties. The difference is used to subsidize neighborhoods that require more services than they can afford.
Minneapolis and St. Paul are unusual among industrial cities in 19th-century Northeastern America for their relative abundance of desirable residential neighborhoods within city limits. These neighborhoods have attracted and retained middle and upper-middle class households who have sufficient financial means to settle in the suburbs if they so wish. This has happened regularly in most cities in the North East, which face serious fiscal headaches.
In addition, cities like St. Paul and Minneapolis that have supported and preserved prosperous neighborhoods have simultaneously retained commercial and office activities that serve those neighborhoods. When purchasing power goes away, neighboring businesses fall back or move.
In Minneapolis, there are hundreds of upscale homes in the city’s Chain of Lakes neighborhood, along Minnehaha Parkway, near Lake Nokomis and Lake Hiawatha, and along West River Road, homes that have been well maintained and reinvested over the years to make them even more attractive today than they were a century ago, with market values to match. The same is true in St. Paul, along East River Road, Summit Avenue, Crocus Hill and Linwood, Merriam Park, some of Ramsey Hill, Mac-Groveland and Highland Park.
Between 2010 and 2017, the population of Minneapolis increased by 10% and that of Saint-Paul by almost 8%. These cities must be doing something right.
I live in southwest Minneapolis, south of Lake Harriet. Near my house is a block bounded on the west by Thomas Avenue, on the north by W. Lake Harriet Parkway, on the east by Sheridan Avenue, and on the south by W. 49th St. This block contains 27 single family homes with a combined current assessed value (market) of $ 26,763,500 and total taxes due in 2019 of $ 442,463, or an average of $ 16,875 per home.
In contrast, a somewhat typical block in a low-income residential neighborhood in northern Minneapolis, bounded by Logan Avenue, 16th Avenue N., Morgan Avenue N., and 15th Avenue N. contains 15 homes. A house, owned by the Minneapolis Housing Authority, is exempt from property tax. The 14 homes for which the appraiser’s market value and tax liability data are available have a combined value of $ 1,875,600 and property taxes due in 2019 of $ 28,265, or $ 2,019 per home.
Most of my neighbors can afford to move elsewhere if they wish. But they stay where they are and continue to pay high taxes. The rest of the city benefits.
Bottom Line: A few high end homes along the river cliff at the west end of the Ford site would likely yield a positive bottom line for the town of St. Paul.
John S. Adams is Professor Emeritus of Geography, Planning and Public Affairs at the University of Minnesota.
Groups of Bethesda citizens are heading to a state appeals court with a lawsuit challenging approval of a 309-home development on an expanse of open land in north Bethesda.
In a June ruling, a Montgomery County judge upheld the planning council’s decision to approve a preliminary plan for the Toll Brothers project. Now, the Maryland Special Court of Appeal will consider whether the planning board wrongly granted the developer’s request to cut down some large trees and clear 5.6 acres of forest.
Toll Brothers has proposed to build 159 single-family homes and 150 townhouses on the approximately 75-acre property east of Greentree Road and just north of Beltway. For more than 50 years the site has been empty except for a set of WMAL radio transmission towers, but it has long been slated for future development, Circuit Court Judge Gary wrote in his opinion. E. Bair.
The development plans have raised various concerns among surrounding residents, who are shocked by the loss of forest and the prospect of increased traffic congestion.
Doug Bonner, vice president of the Bradley Boulevard Citizens Association, said he and his neighbors were particularly concerned about the addition of cars on Fernwood Road, which is already slipping back during rush hour.
“We are not at all opposed to the development of this property. I think we have recognized that development can and must happen. We are simply opposed to this particular plan and the number of houses being considered for this development, ”he said.
Many also want Toll Brothers to provide more recreational space in the project.
They opposed the planning council’s decision to excuse Toll Brothers of meeting the county’s forest conservation standard, allowing them to preserve 10.75 acres instead of the 15.16 required by law. Much to their dismay, Toll Brothers also obtained permission to remove 34 “specimen trees,” mature trees that would otherwise be protected by county law.
The proponent argued that he could not meet forest conservation standards as he had to build major road links that passed through stands of trees. Noise abatement structures and wetland protection will claim space on the WMAL property, and Toll Brothers is also dedicating 4.3 acres to the county for a potential school site, leaving less for the development project.
In light of these challenges, the planning board excused the developer from meeting all of the forest conservation requirements and Bair upheld the decision.
“The petitioners ask the Court to reassess the evidence and come to a different conclusion from that of the Council, which is simply not the role of the Court in appealing a decision of an administrative body,” said he wrote.
Michele Rosenfeld, who represents the Bradley Boulevard Citizens Association, West Fernwood Citizens Association, Wyngate Citizens Association and individuals challenging the WMAL plan, said it will likely be months before the appeals court hears the arguments in the case.
Community groups filed a court challenge last year after the Montgomery County Planning Council approved Toll Brothers’ preliminary plan on August 3, 2017.
The call was first reported in the Montgomery Newsletter, a real estate newsletter accessible only by subscription.
PLAINFIELD – Plans to redevelop the long-vacant 10.8-acre Muhlenberg Hospital site at the intersection of Park Avenue and Randolph Road took another step forward this week.
In a 5-2 vote, city council members on Monday approved a financial deal with developer Muhlenberg Urban Renewal LLC of Bloomfield that will bring the city more than $ 10 million in revenue over 30 years.
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Councilors Bridget Rivers and Diane Toliver voted against the ordinance. The project has already been approved by the city’s planning council, officials said.
Several residents have spoken out against the $ 56 million mixed-use project that provides 120 market-priced luxury one- and two-bedroom apartments as well as a 186,000 square foot medical complex.
A resident expressed concern that Centennial Hall meeting space would be destroyed as part of the redevelopment plan.
A resident of Carlton Avenue said she was opposed to anything other than a hospital on the Muhlenberg property.
Alan Goldstein, a resident of Madison Avenue, asked if the agreement made provisions for employment of residents or businesses in the city. He said that otherwise he would not approve of the plan.
Carlos Sanchez, deputy city administrator for economic development, said 40 percent of the project is reserved for Plainfield contractors, subcontractors and suppliers. In addition, the project provides for 200 construction jobs and when completed, around 600 jobs are expected to be made available to city residents.
“It’s in the deal, it’s black and white,” Sanchez said.
A Hillside Avenue resident, a retired teacher who lives about 20 homes from the Muhlenberg property, said the hospital has always been a good employer and a good neighbor.
She believes Plainfield doesn’t need more apartments and noted that it’s not near a transit hub that would encourage people to move in. She also thinks the 120 apartments with high-end granite countertops won’t suit an area that’s primarily single-family homes.
Lilas Borsa said the hospital was one of the reasons she moved to Plainfield in 2000.
“We have enough apartments that have already been built or are in the process of being built. I don’t know how many more apartments we can build,” Borsa said, adding that the city should attract doctors and hospitals. , or put a park on the site.
City Councilor Cory Storch asked what has been done to market the property.
Sanchez said the city started working on the project in early 2014. He said consultants had been hired to review the best use of the property and that there had been around seven meetings with residents before that the city does solicit requests for proposals.
He said the city is still looking to bring a medical item back to the property, but New Jersey is not issuing any certificates of need for new hospitals, and none are planned for the next 15 to 20 years.
With the tenders, the city received six concepts and Muhlenberg’s urban renewal plan was deemed the best for the site.
“It is not a hospital and we understand that,” Sanchez said, adding that a hospital on the site is simply not feasible or supported by the market.
He added that every year the hospital building continues to deteriorate. If the city does not move forward with the proposal, the building will remain empty and become a danger to the safety of the community.
The deal calls for Muhlenberg Urban Renewal to pay the city $ 442,968 per year in lieu of property taxes. Residential units on site are expected to be completed within 18-30 months of receiving approvals. The deadline for medical practices is 18 to 60 months after approvals.
The state approved the hospital shutdown in 2008, about five months after Solaris Health Care System, which owned the 396-bed acute care facility with JFK Medical Center, announced plans to shut it down.
Toliver said a municipal complex on the site would have been a good idea. She asked why this had not been taken into account.
“It’s not that we haven’t looked at it,” Sanchez said, adding that a new municipal complex would cost more than $ 90 million, a price the city cannot afford, while leaving the existing city hall, annex and municipal court buildings empty and developers would consider housing only for these sites.
“It’s a great idea, but it’s not the right place,” Sanchez said.
But Toliver said the city’s existing municipal buildings are old and work to update them could ultimately reach $ 90 million anyway.
“It’s like you choose your battle,” Toliver said. “Repair, repair and repair, these buildings are old and we are constantly investing money in them.”
SANTA CRUZ >> Long a talking point for its unusual architectural design, a historic Westside residential property at 515 Fair Ave. is now attracting the attention of the neighborhood for its planned development.
On Wednesday morning, Santa Cruz Zoning Administrator Eric Marlatt will review a development project for the so-called ‘Court of Mysteries’, also known as the ‘Red Castle’ and ‘Yogi Temple’ site, built in the mid-1900s. The owners’ proposal includes the restoration of its historic features and the construction of new housing units.
San Francisco owners Douglas Harr, partner of technology consultancy firm StrataFusion, and artist Artina Morton plan to build new residences closer to their property line than city codes typically allow, an issue that helped spark an opposition effort between neighbors and the city’s letter-writing campaign.
Morton said the couple went door-to-door with neighbors in 2016 when they bought their land, inviting questions, concerns and comments. Since then, neighbors who accepted their invitation and expressed concerns have generally been appeased, Morton said.
“We’ve been true to exactly what we do from the start. We haven’t changed it at all, ”Morton said.
Tom Horn, a resident of the property in question since 1979, is among the opposition organizers. He said his main concerns were issues of fairness, neighbor privacy and fire safety. The city offers exceptions to zoning and building codes to provide incentives for developers seeking to preserve and enhance historic properties.
“So far too much attention has been paid to pushing the applicant to restore the existing ‘historic structure’ and too little attention to the impact of the proposed project on the neighborhood and neighboring properties, and we hope to change that, “Horn said, reading a prepared statement.
The city’s Historic Preservation Commission approved the project proposal at its July 19 meeting, and the plans align with the city’s general plan goal of providing incentives for renovation and maintenance. historic properties. According to the Zoning Meeting Agenda Report, since no other city-designated historic parcels are in the area, the exceptions provided for the increased housing density at 515 Fair Ave . will not set a precedent for the neighborhood.
“The project will improve the neighborhood through the upkeep, security and maintenance of the lot, and will not have a negative impact on neighboring properties,” according to the zoning administrator’s report.
The owners hope to give prominence to the existing “Yogi Temple” building in the center of the lot, while building behind it a new two-story residence, where they will live, and a grandmother’s unit above the garage. Separately, the project proposes to divide part of the property into a new plot, with the construction of a condominium duplex and another granny unit above the garage in an area otherwise zoned for single-family homes. The owners said they could initially lease the units, but have long-term plans to house close family friends as investors, adding that their plans do not exceed the density of development that would be allowed if their property was divided into four single family homes.
The first floor of the primary residence would be constructed within 5.5 feet of the backyards of the residential properties on Getchell Street. The city code generally requires a 20 foot buffer zone. The condominiums would also approach the neighboring property line, shared with a 10-foot-wide driveway to the Kingdom Hall of Jehovah’s Witnesses.
Harr said he and his wife are trying to work with the city and its neighbors on any issues that arise.
“The majority of the feedback we receive is really positive. People are thrilled that someone is finally coming to take care of the property, ”said Harr. “In the past there has been graffiti and other damage to really cool monuments. People are delighted that someone is there to take care of the place and restore it to its beauty. We are delighted to do so.
IF YOU ARE GOING TO
What: Zoning Administrator meeting.
When: 10 a.m., Wednesday.
Where: Santa Cruz City Hall, 809 Center St.
At issue: 515 Fair Ave. Development of three condominiums.
A huge field of dirt in the St. Paul’s Highland Park neighborhood could one day house up to 7,200 people and be the workplace of a thousand or more.
This vision of the former Ford assembly plant, which excites some and alarms others, won key approval from the city’s Planning Commission on Friday.
“The Ford site represents a unique development opportunity,” Mayor Chris Coleman said in a statement after the commission unanimously recommended the plan. “This well-thought-out plan lays the foundation for a vibrant and vibrant community on the banks of the Mississippi River.”
City council will likely review the plan in the fall. The document, which will frame the zoning and development of the 122-acre Ford property, continues to face opposition from residents who argue the city has downplayed community concerns.
Neighbors for a Livable St. Paul, a group of residents opposed to the plan, said St. Paul staff left comments on documents presented to the planning commissioners. They asked the Planning Commission to delay its vote and ask a third party to review the community input.
“The public and decision makers need accurate information. … This is something that will affect the Highland neighborhood and the city for decades to come,” said Charles Hathaway, who lives in the area and is a member of the group.
A “technical glitch” caused city staff compiling comments to miss some emails, both for and against the plan, said Mollie Scozzari of the Department of Planning and Economic Development. A resident alerted the city to the missed messages, and Scozzari said a staff member found them in a separate inbox.
The planning commissioners voted 9 to 7 not to delay their decision. Several commissioners said city staff shared the missing comments with them a few weeks ago and they had plenty of time to review the comments.
St. Paul staff have been gathering feedback from residents on the site for the past decade. The plan they arrived at has a mix of uses and building heights, with two stories closest to the Mississippi River and rising to eight or 10 stories near Cleveland Avenue. It includes a grid of streets that would connect to surrounding roads and pockets of green space that would dot the site, including a stormwater feature that resembles a stream.
Ford, which still owns the property, is expected to bring the site to market this year or early 2018 and the city expects development to take 15 to 20 years.
Some Highland Park residents are concerned about the housing density and traffic congestion the plan could create. Other neighbors – who have started their own group, Sustain Ward 3 – agree with the plan’s vision, which they say is an environmentally friendly design that will encourage the use of public transport.
Two city committees recommended the plan and said in a memo that Highland Park already has many single-family homes and needs more multi-family housing as the city’s population grows. And the site developer would make more money if they were able to add more accommodation to the site, said lead planner Merritt Clapp-Smith, which could reduce the potential need for government subsidies.
The Planning Commission agreed to some changes to the plan on Friday, including limiting the width of buildings to 500 feet in a bid to encourage developers to add courtyards or space for public amenities. They also agreed to increase the number of housing units permitted on the five blocks along Mississippi River Boulevard, which could reduce density elsewhere on the site.
“You have the most desirable property on the entire site,” said Commissioner Kris Fredson, who did not want hard limits on the number of people who could live along the boulevard.