cedar springs planning commission meeting agenda tuesday ... · 3/3/2020 · cedar springs, mi...
TRANSCRIPT
03-03-2020 Agenda Page 1 of 3
Cedar Springs Planning Commission Meeting
AGENDA
Tuesday, March 03, 2020
7:00 p.m.
Cedar Springs City Hall 66 S. Main St.
Cedar Springs, Michigan
1. Call the Meeting to Order. Pledge of Allegiance. 2. ROLL CALL: Mr. Dale Bray Mrs. Kathy Bremmer Mr. Clint Conley Mr. Jerry Hall Mr. Daniel McGrath Mr. John Nixon Mr. Craig Owens Mr. Harrison Owens Mr. Ashley Watson 3. Recognition of planning officials, engineering or legal representation. 4. Motion to approve the minutes of the Regular Meeting February 04, 2020. 5. APPROVAL OF AGENDA. 6. PUBLIC COMMENTS. Those citizens wishing to speak on agenda and non-agenda items will be allowed a
maximum of four minutes each to address their concerns. This is the only time during the meeting that citizens are allowed to address the Planning Commission. Please state your name and address for the record if you would like.
7. CONFLICTS OF INTEREST AND EX-PARTE COMMUNICATION INQUIRY.
03-03-2020 Agenda Page 2 of 3
8. SCHEDULED PUBLIC HEARINGS.
A. 112 W. Muskegon, Request to rezone from R1 to B3 9. NEW BUSINESS.
A. Motion to recommend to City Council to approve or deny 112 W. Muskegon rezoning request from R1 to B3.
B. Truesdale Request i.Tim Johnson Memo September 11, 2019 ii.Tim Johnson Change of Use Report 2-23-2020 iii. Tim Johnson Letter 2-4-2020 iv. Tim Johnson Letter 2-24-2020 v. Street Parking Plan vi. Split Denial vii.Sec. 36-95 Parking in Parkway ordinance viii.141 South Main aerial view
C. Wood Burner Ordinance Sec. 16-45-discussion regarding repeal recommendation
D. Discussion on building design standards
i.Sec. 40-319 MU design standards ii.Sec. 40-463 Nonresidential design requirements
10. OLD BUSINESS.
A. 4288 17 Mile Rd Site Plan-O’Reilly Site Plan i. Elevations ii. Revised Site Plan 2-25-2020 iii. Photometrics Plan iv. City Planner Memo 2-25-2020
B. White Pine Trail Overlay i. B-2 Uses
11. OPEN DISCUSSION FOR ISSUES NOT ON THE AGENDA.
A. Correspondence i. 1-30-2020 O’Reilly Engineer Report ii. 1-30-2020 O’Reilly City Planner Report iii. O’Reilly Handout provided at the 2-4-2020 Planning Commission Meeting iv. 2-4-2020 Kevin Green Letter v. 2-3-2020 Sue & Tim Wolfe Letter vi. Revised 4288 17 Mile Site Plan 2-4-2020 vii.20 East Church Approval Letter
i. 20 East Church Facade
B. Staff Comments. i.City Manager ii.City Clerk
03-03-2020 Agenda Page 3 of 3
C. Planning Commission Members. 12. REPORT OF THE CITY COUNCIL REPRESENTATIVE. 13. REPORT OF THE PLANNING CONSULTANT. 14. ADJOURNMENT.
02-04-2020 Minutes Page 1 of 5
Cedar Springs Planning Commission Meeting
MINUTES
Tuesday, February 04, 2020
7:00 p.m.
Cedar Springs City Hall 66 S. Main St.
Cedar Springs, Michigan
1. Conley called the Meeting to Order at 7:00pm. The Pledge of Allegiance was recited.
2. ROLL CALL: Mr. Dale Bray Present Mrs. Kathy Bremmer Present Mr. Clint Conley Present Mr. Jerry Hall Excused Mr. Daniel McGrath Present Mr. John Nixon Absent Mr. Craig Owens Present Mr. Harrison Owens Present Mr. Ashley Watson Present 3. Recognition of planning officials, engineering or legal representation. T. Johnson (City Planner), Womack (City Manager) and R. Johnson (City Clerk) 4. Motion to approve the minutes of the Regular Meeting January 07, 2020. Motion by Bray seconded by Bremmer to approve the minutes of the Regular Meeting January 07, 2020.
Voice Vote 7-0 Motion Carried. 5. APPROVAL OF AGENDA. Motion by C. Owens seconded by H. Owens to approve the agenda as presented.
02-04-2020 Minutes Page 2 of 5
Voice Vote 7-0 Motion Carried.
6. PUBLIC COMMENTS. Those citizens wishing to speak on agenda and non-agenda items will be allowed a
maximum of four minutes each to address their concerns. This is the only time during the meeting that citizens are allowed to address the Planning Commission. Please state your name and address for the record if you would like.
Pete Bruinsma expressed concerns with the non-conforming uses in the city. He
reported that many of the properties that are nonconforming are low-income housing for disabled individuals. He stated that the need for housing has doubled since 1920. He suggested loosening the zoning laws and embracing the growth.
Sue & Tim Wolfe thanked the Planning Commission for serving on the board. She
expressed concerns with the non-conforming uses in the City. She recommended adopting an ordinance similar to Rockford, Sparta, or Greenville.
7. CONFLICTS OF INTEREST AND EX-PARTE COMMUNICATION INQUIRY. None. 8. SCHEDULED PUBLIC HEARINGS. None. 9. NEW BUSINESS.
A. 20 East Church i. Letter ii. Site Plan Application iii. Site Plan iv. City Planner Report
Johnson reviewed his report. He noted that the code of ordinances conflict regarding parking n the B2 district. One section of the code states that all parking can be offsite and another section reports that 50% must be onsite. Don Degroot reviewed the site plan with the Planning Commission. He reported that the final colors have not been determined, but they will likely be white, grey, woodgrain, and a splash of baby blue. Conley remarked that the style of the buildings in the area do not have a specific architectural style to match so the angular design of the building works for the space.
Motion by C. Owens seconded by Bremmer to approve the site plan dated 01-06-20 submitted by Craig Baker for the construction of a dental office at 20 East Church Street, Parcel 41-19-06-226-038, as the plan meets the Standards for Site Plan Approval contained in Section 40-52 and the applicable requirements of the Cedar Springs Zoning Ordinance including the building materials and architecture requirements. Approval is granted subject to the following conditions:
1. The site plan must be revised as follows: a. The parking space along Church Street is within 10 feet of the front lot line
and must be moved to comply with this requirement.
02-04-2020 Minutes Page 3 of 5
b. The parking space next to the south (side) lot line is closer than five feet and must be moved to comply with the five feet setback requirement.
c. The sidewalk abutting the east side of the building must be widened to seven feet to comply with the Ordinance requirement.
d. The lighting plan must show a minimum of 3.1-foot candles of light for the barrier free parking space.
2. The site plan must comply with the requirements of the City Engineer. 3. Three copies of the revised site plan shall be submitted to the City Zoning
Administrator for signature per Section 40-51(c). 4. Subject to the Zoning Administrator approval for the external colors of the building.
Voice Vote 7-0 Motion Carried.
B. 112 W Muskegon Rezoning Application i. Public Hearing 03-03-2020
Womack reported that the applicant has requested to change the zoning from R1 to
B3. He reported that the parcel was a home that was torn down. The applicant does not have a proposed use in mind, but wishes to combine the property with 130 W Muskegon.
10. OLD BUSINESS.
A. 4288 17 Mile Rd Site Plan-O’Reilly Site Plan i. Revised Site Plan 1-28-2020 ii. Stout Proposal for cross access driveways iii. City Planner Report (if available) iv. Engineer Report (if available)
Jordan Annex from Success Development reported that if the driveway connections were not installed immediately the project would likely have to keep 20,000 to 30,0000 in escrow. He reported that this could be difficult to do. Leon Stout reported concerns with the proposed retention pond, overflow from Cedar Creek, and safety turning into his building and the proposed building because there is not a turning lane.
Motion by C. Owens seconded by Watson to table the request until all the documents are received.
Voice Vote 7-0 Motion Carried.
B. Nonconforming Uses
Womack reported that the current law was enacted in 1982. The law is not intended to punish anyone, but non-conforming uses are very difficult to get rid of once they are established. Johnson reported that non-conforming building and uses have impacts such as; banks will not mortgage the property, and slows down commerce. Bremmer reported that the non-conforming uses in the R1 district have other options to be rebuilt by special land use. The master plan is a long-range vision and we have to start at some point to bring the community back to that vision. C. Owens would like to see some additional information and reported that no matter the decision of the board they will make someone upset.
02-04-2020 Minutes Page 4 of 5
C. White Pine Trail Overlay district i. Should the boundary Include the entire distance from West Muskegon to the north City
limits or create a smaller area? Consensus: contain the district from Elm to Church on East Side of trail as presented.
ii. Property south of West Muskegon Street is zoned for residential use (R-1 and R-2) and occupied by single family houses. Are portions of these zones appropriate for inclusion? Consensus: No.
iii. Land further south is zoned Industrial with several vacant parcels south of Display Pack. Should these parcels be included? Consensus: No.
iv. Include both sides of the Trail within the Overlay Zone? Consensus: include both sides of the White Pine Trail Maple to Beech on West side of trail.
v. Allow only parcels which are contiguous to the Trail to be included within the Overlay Zone or perhaps within one City block or similar distance? Consensus: Contiguous to the trail.
vi. What uses should be allowed in the Overlay Zone? Where should permitted uses in the Overlay Zone be allowed? Consensus: begin with everything that is permitted in the B2 district.
vii. What review and approval process should be put into the ordinance language? Consensus: Permit existing buildings and new buildings.
viii. Development standards will need to be developed depending on the answers to the above questions. These standards will pertain to allowing more than one use per parcel, parking, setbacks, signs, outdoor seating and others. Consensus: Allow the Zoning Administrator to approve existing buildings and have the Planning Commission review new builds.
11. OPEN DISCUSSION FOR ISSUES NOT ON THE AGENDA.
A. Correspondence i. MAP Training ii. Ottawa County Training iii. 01-07-2020 O’Reilly Auto Parts City Planner Memo iv. Final proposed 2020 Zoning Map
B. Staff Comments.
i.City Manager ii.City Clerk
C. Planning Commission Members.
Bremmer thanked the City Clerk for sending out the packet the Tuesday before the meeting.
12. REPORT OF THE CITY COUNCIL REPRESENTATIVE. None. 13. REPORT OF THE PLANNING CONSULTANT. None. 14. ADJOURNMENT.
02-04-2020 Minutes Page 5 of 5
Motion by H. Owens seconded by Bremmer to adjourn the meeting at 9:08 p.m.
Voice Vote 7-0 Motion Carried. Rebecca Johnson, City Clerk Craig Owens, Chairperson
CITY OF CEDAR SPRINGS PUBLIC HEARING NOTICE
The Cedar Springs Planning Commission will conduct the following public hearing at the regular meeting scheduled for Tuesday, March 3rd, 2020 for the following topic: PUBLIC HEARING FOR A PROPOSAL TO REZONE A SINGLE PROPERTY: The property owner for 112 West Muskegon is seeking to rezone parcel number 41-02-36-227-003 from R1 to B3. The current surrounding zoning districts for the parcel are as follows; parcel to the North: B2, parcel to the South: R1, parcel to the East: R1, and parcel to the West: B2. The Planning Commission meeting will begin at 7:00 p.m. and will be held in the Cedar Springs City Council Chambers, 66 S. Main St., Cedar Springs, MI 49319. Persons having any questions regarding these matters are urged to attend this meeting. If you are unable to attend the public hearing, but wish to have your comments become a part of the official record of the meeting, or if you have questions or concerns related to this proposal please submit them in writing to the City Manager at [email protected] the above address, or contact City Hall at 616.696.1330.
Posted: February 10, 2020 at 12pm
66 S. Main Street P.O. Box 310 Cedar Springs, Michigan 49319-0310 www.cityofcedarsprings.org
Phone 616.696.1330
Cedar Springs is an Equal Opportunity Provider and Employer
City Clerk’s Office
City Manager’s Office
Cedar Springs City Hall 02-10-2020 66 S. Main St. PO Box 310 Cedar Springs, MI 49319 Citizen of Cedar Springs,
The Cedar Springs Planning Commission will conduct the following public hearing at the regular meeting
scheduled for Tuesday, March 3, 2020 for the following topic:
PUBLIC HEARING FOR A PROPOSAL TO REZONE A SINGLE PROPERTY: The property owner for 112
West Muskegon is seeking to rezone parcel number 41-02-36-227-003 from R1 to B3. The current
surrounding zoning districts for the parcel are as follows; parcel to the North: B2, parcel to the South: R1,
parcel to the East: R1, and parcel to the West: B2. You are receiving this notice because you own property
within 300 feet of the property proposed to be rezoned.
The Planning Commission meeting will begin at 7:00 p.m. and will be held in the Cedar Springs City Council
Chambers, 66 S. Main St., Cedar Springs, MI 49319. Persons having any questions or concerns regarding
these matters are urged to attend this meeting. If you are unable to attend the public hearing, but wish to have
your comments become a part of the official record of the meeting, or if you have questions related to this
proposal please submit them in writing to the City Manager at [email protected] the above
address, or contact City Hall at 616.696.1330.
Sincerely,
____________________________________
Mike Womack City Manager City of Cedar Springs
66 S Main St, Cedar Springs, MI 49319 [email protected]
66 S. Main Street P.O. Box 310 Cedar Springs, Michigan 49319-0310 www.cityofcedarsprings.org
Phone 616.696.1330
Mr. Womack, September 11, 2019
I have following comments regarding the splitting of the Truesdale property at 141 South Main Street.
1. My memo of June 1, 2017 questioned the history of the Truesdale parcel in particular how the two
uses on the parcel were allowed to be established as the Zoning Ordinance only permits one principal
use per parcel. If no variances were ever granted then there are likely several zoning violations with
respect to these uses as noted in my memo. If evidence of variance approvals can be found then this
may positively affect the ability to split the parcel.
2. Splitting the lot so there is only one principal building per lot would be a possibility for the retail
building as the B-2 Zone does not contain minimum requirements for lot area or width or any minimum
building setbacks. Also, the parking requirements for the current furniture store use (4-5 spaces) can
likely be met by on street parking or by using a municipal off-street parking lot which is less than 500
feet from the building if the PC approves it. (Section 40-515(e).
Any new use might have different parking needs. Section 40-48 requires site plan approval by the PC
for a change of use of an existing building which results in the need for more parking spaces.
3. Splitting the parcel so the existing dwelling would be located on its own parcel would be difficult for
the following reasons:
a. Section 40-577(e) requires Special Approval from the Planning Commission to allow a dwelling to be
used for residential purposes in the B-2 zone if the parcel does not have frontage on Main Street. This
step would be required before the split could be approved but;
b. This Section also requires the dwelling to comply with the R-1 zoning district requirements for lot size,
setbacks, lot coverage, floor area and parking. Any lot created for the existing house would fail to meet
the lot size and setback requirements of the R-1 zone so;
c. While the PC has the authority to approve the residential use of the dwelling any such approval would
be contingent upon all necessary variances being granted by the ZBA which could be difficult to obtain.
4. The PC and Council could amend Section 40-577(e) to delete the requirement that dwellings meet the
R-1 requirements which might then allow the Truesdale parcel to be split so the new lots and existing
buildings meet the requirements of the Zoning Ordinance. If this amendment was adopted the Zoning
Administrator would be the person to determine if the proposed lot split met zoning requirements. Site
plan review by the Planning Commission would not be needed.
These are my ideas for now. If you wish any clarification please let me know.
Tim Johnson MainStreet Planning Company
February 24, 2020
Tim Johnson
Main Street Planning Company
1600 East Beltline, NE, Suite 212
Grand Rapids, MI 49525
Greetings:
Proposed Use of 141 South Main store front: The change in zoning to a Professional Office Building
remains the same. However, the tenants have changed from Chiropractor, Emily Rasmussen, to Sue
Ellen Pabst, LCSW, owner of Transitions, Counseling Services.
Sue will be buying the building once all zoning requirements are met.
She does not have any employees. All counselors are contract service. Her office staff is located in
Greenville, and are also contract service, working from a remote location. The counselors will be here
when they have a client, however, Sue has researched the public parking, and they will park in the public
lot behind City Hall. Leaving all the available on street parking for their clients.
Let me know if you have any other questions.
Bob and Betty Truesdale
Cc: Mike Womack, City Manager
Sec. 36-95. - Parking in parkway.
For purposes of this section only, "parkway" means the portion of the city's public right-of-way outside of the paved portion of the adjoining public street and, where a public sidewalk is present, no farther than the outer edge of that sidewalk closest to the street. The parking of vehicles in the parkway is prohibited and all properties must be brought into compliance by June 1, 2016. When it is not possible to park a vehicle on a lot occupied by a one- or two-family dwelling due to site constraints and not personal circumstances, a waiver may be requested from the city to designate a parking space in the parkway if all of the following criteria are met:
(1) No feasible alternatives exist on the lot that would permit the installation of a driveway and locating at least two parking spaces on the lot. Under this circumstance, the property owner can apply to have up to two parking spaces located in the parkway. The only time two parking spaces are allowed in the parkway is when no parking spaces can be provided on the subject lot. If the removal of a fence or other structure would allow the provision for a driveway/parking space, this standard may be met;
(2) Vehicles in the proposed parking areas in the parkway must be parallel parked to the street not encroach into a public sidewalk, or paved portion of the street, prevent access to a fire hydrant or interfere with snow plowing operations or other maintenance;
(3) A permanent, continuous, and uninterrupted hardened surface such as, but not limited to, asphalt or concrete must be used and properly maintained for any designated parking space. This means there can be no ruts or vegetation coming through the surface. It is also the responsibility of the property owner to improve the parkway area in the event that the city must make repairs to utilities or other items that cause damage to the existing, approved surface;
(4) Only the approved parking space can be occupied by a vehicle, not other locations on the property;
(5) The vehicles occupying the parking spaces must be licensed, registered, insured and operable;
(6) A sketch plan must be submitted with the waiver request identifying the particular area within the parkway designated for a parking spaces(s) and, if approved, all parking and any associated improvements must be and remain in compliance with said plan and any conditions of approval; and
An application for a waiver must be submitted to the city manager for review and approval to ensure that the above conditions are met. If the criteria are not met, the application will be denied and the reasons for the denial given. Appeals to a denial may be made to the city council within 21 days of the denial, stating the basis, in writing, of the appeal. In reviewing the decision of the city manager, the city council shall base its decision on whether the above criteria have been met based upon the record before the city. This would include the above criteria related to the unique character of the property or feasible alternatives to the request.
( Ord. No. 179, § 1, 7-11-2013)
Editor's note— Ord. No. 179, § 1, adopted July 11, 2013, amended § 36-95 in its entirety to read as set out herein. Former § 36-95 pertained to parking in public right-of-way and derived from Ord. No. 163, § 1, adopted Dec. 9, 2010.
Sec. 16-45. - Outdoor wood burners.
(a) The term " outdoor wood burners " means any device, appliance, equipment, apparatus, or structure which:
(1) Is designed, intended and/or used to provide hot water heat, hot water, or steam to any associated structure;
(2) Operates by burning wood;
(3) Is not located within the structure to be heated.
(b) All outdoor wood burners shall be installed to meet all of the following requirements:
(1) Be positioned at least 20 feet from each lot line;
(2) Be positioned at least 100 feet from the primary structure on each adjacent lot;
(3) Be placed in the rear yard as defined in the city's zoning ordinance;
(4) Be installed by a licensed contractor, according to a mechanical permit; and
(5) Be installed with an exhaust stack at least as high as the highest chimney of the primary structure on the lot on which it is placed or on an adjacent lot.
(c) No outdoor wood burner shall be installed, put to use, or remain in use without first obtaining a permit from the city manager designee after furnishing the following information:
(1) A drawing providing and identifying all of the information necessary to ensure compliance with this section.
(2) Manufacturer's specifications for the outdoor wood burner.
(3) Proof of compliance with all applicable state and federal statutes, rules, regulations and permit requirements including, without limitation, all applicable state construction code, fire code and zoning provisions.
(d) An area around an outdoor wood burner shall be free of vegetation or other combustible materials according to the greater distance of the manufacturer's specifications and recommendations or ten feet.
(e) No fuel other than dry, natural hard wood, without additive, may be burned in an outdoor wood burner.
(f) Outdoor wood burners and associated installations shall be subject to inspection by the city's zoning administrator and mechanical inspector at any reasonable time to ensure compliance with this section. Inspection by the mechanical inspector shall be required before any wood burner is put into service.
(g) Nothing contained here shall authorize any installation that is a public or private nuisance, regardless of compliance with this section. This section shall not be a defense to any civil claims for nuisance or for any other cause.
(h) To the extent that this section conflicts with the provisions of section 40-441, the provisions of this section shall control.
(i) A violation of this section shall be a municipal civil infraction.
(Code 1994, § 42-2; Ord. No. 142, § 1, 11-9-2006)
Sec. 40-319. - Design standards.
(a) Land use placement.
(1) Retail and personal service uses shall be:
a. Adjacent to the B-2 district;
b. North of Beech Street; and
c. East of the White Pine Trail.
(2) New industrial uses may only be placed north of Church Street and west of White Pine Trail.
(b) Parking. Parking areas for commercial, retail, office and multifamily uses shall be provided in rear or side yards only and shall comply with section 40-447(d)(3).
(c) Buildings.
(1) All residential buildings shall have architectural features that provide visual interest including, but not limited to:
a. Porches;
b. Balconies;
c. Bay windows;
d. Cupolas; and/or
e. Dormers.
(2) The first floor of all multifamily structures shall be a minimum of 50 percent brick.
(3) The facade of all residential structures shall be at least 30 percent windows.
(4) Outdoor space shall be provided for each multifamily or accessory apartment at a minimum of 50 square feet per unit, which may be a balcony.
(5) The upper stories of all structures shall be a minimum of 30 percent windows on each story of the facade of the building.
(6) The first floor of the facade of an office, and professional buildings shall have:
a. A minimum of 40 percent glass;
b. A minimum of 50 percent brick, stone or split block on the remaining surface area of the building facade (less glass);
c. Awnings, cantilevered structure or covered porches which protect inhabitants from the elements.
(7) The first floor of the facade of retail buildings shall have:
a. A minimum of 60 percent glass;
b. A minimum of 50 percent brick, stone, or split block on the remaining surface area of the building facade (less glass);
c. Awnings, cantilevered structure, or covered porches which protect inhabitants from the elements.
(d) Site amenities may be required for multifamily, commercial, office and industrial uses including, but not limited to:
(1) Bike racks;
(2) Benches; and
(3) Trash receptacles.
(e) Landscaping and screening shall meet the standards of section 40-447.
(f) Parking and loading facilities shall meet the additional standards of article VI of this chapter.
(Ord. No. 149, § 1(14.05A), 9-13-2007; Ord. No. 156, § 1(14.05A), 7-9-2009)
Sec. 40-463. - Nonresidential design requirements.
(a) The following building design standards ensure that new construction in the city reflects a high level of building quality that will endure over time and will incorporate timeless design details. The requirements also ensure that all new construction is consistent because character is not reflected in just one structure, but in all the buildings combined. The regulations herein are intended to ensure proper building form, relationship to the street and compatibility with other buildings. The regulations are not intended to dictate a particular style of architecture.
(b) The following design requirements for nonresidential buildings shall be applied during site plan review.
(1) Building design.
a. Buildings with exterior walls greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials and foundation plantings.
b. Buildings with exterior walls greater than 100 feet in length shall be broken up with varying building lines, windows, architectural accents and trees. Building entrances shall:
1. Utilize windows, canopies and awnings;
2. Provide unity of scale, texture, and color; and
3. Provide a sense of place.
c. Any side of a building facing a public or private road which can be viewed from public streets shall be designed using landscaping and at least 50 percent of the building wall area shall be constructed of materials that are characteristic of the state such as earth-toned brick, wood, native stone or other high-quality products approved by the city.
(2) Building materials.
a. Durable building materials which provide an attractive, quality appearance must be utilized.
b. Buildings shall be constructed of quality materials that are characteristic of the state such as earth-toned brick, wood, native stone or other high-quality products approved by the city.
c. Other materials such as smooth-faced or decorative concrete block, dryvit, or prefabricated steel panels should only be used as accents and not dominate the building exterior of the structure.
d. Metal roofs may be allowed if deemed by the planning commission to be compatible with the overall architectural design of the building. The applicant shall use quality architecture to ensure that buildings are compatible with surrounding uses, protect the investment of adjacent landowners, blend harmoniously into the streetscape, and maintain a positive image for the city.
(3) Building architecture:
a. Building colors shall relate well and be harmonious with the surrounding area and shall be of low reflectance, subtle, neutral or earth tone colors. High intensity colors such as black, neon, metallic or fluorescent for the facade and/or roof of the building are prohibited except as approved for building trim.
b. Buildings shall possess architectural variety, but enhance the overall cohesive community character. The scale and proportion of existing structures in the area should be considered. Roof shape and materials shall be architecturally compatible with adjacent buildings and enhance the predominant streetscape.
c. Buildings with exterior walls greater than 100 feet in length shall utilize architectural features, details and ornaments such as archways, colonnades, cornices, peaked roof
lines or towers for at least 50 percent of the wall length. Other walls shall incorporate architectural features and landscaping for at least 30 percent of the wall length.
(Ord. No. 156, § 1(3.27), 7-9-2009)
ZONING:
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4288 17-MILE ROAD NECITY OF CEDAR SPRINGS, KENT COUNTY, MICHIGAN
O'REILLY AUTO PARTSPROPOSED CONSTRUCTION PLANS FOR
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CIVIL ENGINEER: BOWMAN CONSULTINGPAYMAN HOMAYOUNI
311 SOUTH WACKER DRIVE, SUITE 1950CHICAGO, IL 60606
PHONE: (312) 614-0360
SURVEYOR:NEDERVELD
RANDAL VUGTEVEAN217 GRANDVILLE AVENUE, SUITE 302
GRAND RAPIDS, MI 49503PHONE: (616) 575-5190
HIGHWAY COMMERCIAL - HC
BUILDING HEIGHT - 19 FT
FRONT / REAR BUILDING SETBACK - 40 FT
SIDE BUILDING SETBACK - 10 FT
GROSS ACREAGE: 2.83 ACRES
NET ACREAGE 2.54 ACRES
LIMITS OF CONSTRUCTION: 1.45 ACRES
FEMA HAS NOT COMPLETED A STUDY TO DETERMINE FLOOD HAZARD
DATA FOR THE PROPERTY; THEREFORE, A CURRENT FLOOD MAP HAS
NOT BEEN PUBLISHED.
LANDSCAPE ARCHITECT: COLE
JEREMY ROACH401SOUTH 18TH STREET, SUITE 200
ST LOUIS, MO 63103PHONE: (314) 984-9887
UTILITY CONTACTS:WATER & SANITARY SEWER CITY OF CEDAR SPRINGS
66 SOUTH MAIN STREET
CEDAR SPRINGS, MI 49319
(616) 696-0310
ELECTRIC CONSUMERS ENERGY
4000 CLAY AVENUE SW
GRAND RAPIDS, MI 49548
(800) 477-5050
NATURAL GAS DTE ENERGY
CARLOS HERNANDEZ
(616) 954-4573 office
(616) 278-4720 mobile
SUBMITTAL HISTORYNO. DESCRIPTION DATE1. CITY SUBMITTAL 1/9/20202. CITY SUBMITTAL 1/28/20203. CITY SUBMITTAL 2/14/2020
ENG ENGINEER
FG FINISHED GRADE
FH FIRE HYDRANT
EX EXISTING
GI GRATE INLET
HDPE HIGH DENSITY CORRUGATED
POLYETHYLENE PIPE
HOA HOME OWNER'S ASSOCIATION
I/E.E. INGRESS/EGRESS EASEMENT
ID INSIDE DIAMETER
IE INVERT ELEVATION
JB JUNCTION BOX
LF LINEAR FEET
ABBREVIATIONS
MAX MAXIMUM
MPH MILES PER HOUR
MIN MINIMUM
O.C. ON CENTER
OD OUTSIDE DIAMETER
PVMT PAVEMENT
PC POINT OF CURVE
PT POINT OF TANGENCY
PVC POLYVINYL CHLORIDE PIPE
P.M.E. POND MAINTENANCE EASEMENT
PRELIM PRELIMINARY
PL PROPERTY LINE
PROP PROPOSED
AC ACRE
BC BACK OF CURB
BM BENCHMARK
CMP CORRUGATED METAL PIPE
CI CURB INLET
DI DUCTILE IRON
A.E. EASEMENT (ACCESS)
D.E. EASEMENT (DRAINAGE)
G.U.E. EASEMENT (GENERAL UTILITY)
S.E. EASEMENT (SEWER)
W.E. EASEMENT (WATER)
EOP EDGE OF PAVEMENT
EL; ELEV ELEVATION
POA PROPERTY OWNER ASSOCIATION
R RADIUS
RCP REINFORCED CONCRETE PIPE
RW;ROW RIGHT OF WAY
SS SANITARY SEWER
STA. STATION
STRM STORM
TC TOP OF CURB
TP TOP OF PAVEMENT
TW TOP OF WALK
TYP TYPICAL
WSE WATER SURFACE ELEVATION
*THIS IS A STANDARD LIST. THEREFORE, SOME
ABBREVIATIONS MAY APPEAR ON THIS SHEET BUT
NOT USED ON THIS PROJECT. IF YOU HAVE ANY
QUESTIONS, PLEASE CONTACT THE ENGINEER.
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
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LY A
UT
O P
AR
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4288
17
MIL
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9319
BB MC
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RP
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6580
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(417
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2-26
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C1.0
1. ALL ELEVATIONS SHOWN ARE BASED ON NAVD88 AND WERE SURVEYED BY NEDERVELD INC. ON
OCTOBER 25, 2019.
2. CONTRACTOR SHALL VERIFY ACCURACY OF ANY TEMPORARY BENCHMARKS SHOWN PRIOR TO UTILIZING
THEM FOR CONSTRUCTION.
3. THE EXISTING UNDERGROUND UTILITIES SHOWN HEREON ARE BASED UPON AVAILABLE INFORMATION.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE EXACT LOCATION OF ALL UTILITIES
PRIOR TO BEGINNING DIGGING OPERATIONS. IF UTILITIES OTHER THAN THOSE SHOWN ARE
ENCOUNTERED DURING CONSTRUCTION, THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY
AND TAKE STEPS TO PROTECT THE LINE(S) AND ENSURE CONTINUED SERVICE. DAMAGE CAUSED TO
EXISTING UTILITIES BY THE CONTRACTOR SHALL BE REPAIRED BY THE CONTRACTOR. ADDITIONALLY,
THE CONTRACTOR SHALL CONFIRM THE CONNECTION POINTS OF NEW UTILITIES TO EXISTING UTILITIES
PRIOR TO BEGINNING NEW CONSTRUCTION.
4. THE CONTRACTOR SHALL INSTALL ALL EROSION CONTROL AND PREVENTION STRUCTURES SHOWN ON
THE PLANS. ALL EROSION AND SEDIMENT CONTROL DEVICES SHALL BE CONSTRUCTED
SIMULTANEOUSLY WITH THE DISTURBANCE OF THE LAND AND SHALL REMAIN FUNCTIONAL UNTIL THE
CONTRIBUTING DISTURBED AREAS ARE STABILIZED. SILT BARRIERS WILL BE INSTALLED AS NECESSARY
TO PREVENT EXCESSIVE SEDIMENTATION OF DOWNSTREAM AREAS. DEVICES SHALL BE IN ACCORDANCE
WITH KENT COUNTY ROAD COMMISION FOR CONSTRUCTION ACTIVITIES PREPARED BY THE CITY OF
CEDAR SPRINGS.
5. IF WORK IS SUSPENDED OR DELAYED FOR FOURTEEN (14) DAYS, THE CONTRACTOR SHALL
TEMPORARILY STABILIZE THE DISTURBED AREA AT CONTRACTORS EXPENSE.
6. THE TREE PROTECTION IN THE AREAS OF WORK SHALL BE INSTALLED BY THE CONTRACTOR PRIOR TO
THE START OF LAND DISTURBANCE ACTIVITIES. UNLESS SPECIFICALLY SHOWN ON THESE PLANS, THE
DESTRUCTION OF ANY REGULATED TREES IS PROHIBITED. PROTECTIVE BARRICADES SHALL BE PLACED
AROUND ALL TREES DURING ALL PHASES OF CONSTRUCTION.
7. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IF UNSUITABLE MATERIAL IS DISCOVERED PRIOR TO
BEGINNING ANY REMOVAL OPERATION.
8. CONTRACTOR WILL BE REQUIRED TO ADJUST MANHOLE FRAMES TO MATCH FINAL GRADE AT NO
ADDITIONAL COST.
9. ANY DAMAGE TO EXISTING PAVEMENT MUST BE REPAIRED AT CONTRACTOR'S EXPENSE.
10. ALL RIGHT-OF-WAY AND DRAINAGE EASEMENT CONSTRUCTION SHALL MEET APPLICABLE KENT COUNTY
ROAD COMMISION AND CITY OF CEDAR SPRINGS STANDARD SPECIFICATIONS UNLESS SPECIFIED
ELSEWHERE AND APPROVED IN WRITING BY THE ENGINEER.
11. WHERE FIELD INSPECTIONS ARE REQUIRED BY THE CITY, THE CONTRACTOR SHALL NOTIFY THE
ENGINEERING DIVISION A MINIMUM OF 48 HOURS IN ADVANCE TO SCHEDULE SUCH INSPECTIONS.
12. A COMPLETE SET OF APPROVED DRAWINGS AND SPECIFICATIONS MUST BE MAINTAINED ON SITE AT ALL
TIMES THAT THE CONTRACTOR IS PERFORMING WORK. THESE DRAWINGS SHALL BE MADE AVAILABLE TO
THE CITY PERSONNEL AT THEIR REQUEST.
13. ANY REVISIONS DURING CONSTRUCTION WHICH ALTER THE ROAD LAYOUT, CONSTRUCTION METHODS,
RIGHT-OF-WAY LOCATIONS OR STORM DRAINAGE AS INDICATED AND APPROVED BY THE CITY MUST BE
SUBMITTED AND APPROVED IN WRITING BY THE CITY ENGINEER.
14. THE CONTRACTOR AND ALL SUB-CONTRACTORS HIRED BY THE CONTRACTOR SHALL BE LICENSED TO
WORK IN THE STATE OF MICHIGAN.
15. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL CONSTRUCTION PERMITS NECESSARY FROM
OTHER RESPONSIBLE AGENCIES.
16. ALL TRAFFIC CONTROL SIGNS AND PAVEMENT MARKINGS SHALL BE IN ACCORDANCE WITH THE "MANUAL
ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS" CURRENT EDITION. ALL
DRAINAGE WILL BE MADE FUNCTIONAL DAILY AS WORK PROGRESSES.
17. EACH EXISTING ROAD WILL BE CLEANED OF DEBRIS AND RESTORED DAILY, OR MORE OFTEN IF
NECESSARY.
18. NEW PAVEMENT TO BE FLUSH WITH EDGE OF EXISTING PAVEMENT.
19. ALL SANITARY SEWER SHALL BE IN ACCORDANCE WITH CITY OF CEDAR SPRINGS STANDARDS AT THE
TIME OF CONSTRUCTION.
20. ALL WATER INFRASTRUCTURE SHALL BE IN ACCORDANCE WITH CITY OF CEDAR SPRINGS STANDARDS AT
THE TIME OF CONSTRUCTION.
21. THE SEDIMENT AND EROSION CONTROL PLAN MUST BE KEPT ON SITE AT ALL TIMES, AND IN A
DESIGNATED AREA THAT IS ACCESSIBLE TO THE INSPECTORS.
22. SEDIMENT AND EROSION CONTROL INSPECTIONS MUST BE COMPLETED BY A CERTIFIED INSPECTOR.
23. SEDIMENT AND EROSION CONTROL SHOULD INCLUDE A CONCRETE WASHOUT/STAGING AREA FOR SITE
AND BUILDING CONSTRUCTION AND ALL OTHER PURPOSES OF THE DEVELOPMENT.
24. CONSTRUCTION DEBRIS MUST BE PLACED INSIDE CONTAINERS AND NOT LEFT EXPOSED TO THE
ELEMENTS.
25. SITE MUST BE BUILT ACCORDING TO APPROVED CITY PLANS UNLESS SEDIMENT AND EROSION CONTROL
PLAN DOCUMENTS ARE UPDATED BY THE ORIGINAL PREPARER, REVIEWED AND APPROVED. OTHERWISE
PERMITS WILL BE INVALIDATED.
26. NO OBSTRUCTIONS, TO INCLUDE BUT NOT LIMITED TO FENCES, STRUCTURES, OR LANDSCAPING MAY BE
PERMITTED OR BUILT WITHIN ANY SWALES OR DRAINAGE EASEMENT.
27. CONTRACTOR IS RESPONSIBLE FOR COORDINATING INSTALLATION OF UNDERGROUND UTILITIES WITH
THE APPROPRIATE UTILITY COMPANY.
28. PIPE LENGTHS THAT ARE SHOWN ON THE PLANS ARE 2D LENGTH FROM CENTER TO CENTER. FIELD
ADJUSTMENT OF THE ACTUAL PIPE LENGTHS MAY BE NECESSARY.
29. THE CONTRACTOR SHALL STAGE CLEARING AND GRUBBING WORK TO MINIMIZE THE AMOUNT OF
EROSION AND SEDIMENTATION.
30. THE CONTRACTOR SHALL PROVIDE APPROPRIATE BARRICADES, WARNING LIGHTS, AND WARNING SIGNS
TO ENSURE THE SAFETY OF THE PUBLIC AT ALL TIMES.
31. THE CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION SIGNAGE AND MAINTENANCE OF EXISTING
PERMANENT SIGNS DURING CONSTRUCTION.
32. THE CONTRACTOR SHALL VERIFY PROPERTY LINES, BUILDING DIMENSIONS, AND ALL OTHER SITE
CONDITIONS PRIOR TO CONSTRUCTION. ANY SIGNIFICANT VARIATIONS SHALL BE REPORTED TO THE
ENGINEER IMMEDIATELY.
33. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS ON
THE JOB. BOWMAN CONSULTING GROUP SHALL BE NOTIFIED IN WRITING OF ANY VARIATION FROM THE
DIMENSIONS, CONDITIONS, AND SPECIFICATIONS SHOWN BY THESE DRAWINGS.
34. ALL CURVE RADII ARE SHOWN TO THE FACE OF CURB UNLESS NOTED OTHERWISE.
35. ALL DRAINAGE WILL BE MADE FUNCTIONAL DAILY AS WORK PROGRESSES.
36. AT THE CONCLUSION OF THE CONSTRUCTION PROJECT, ALL COMPONENTS OF THIS DESIGN PACKAGE
SHALL BE IN OPERABLE CONDITION, MEETING ITS REQUIREMENTS.
37. THE CONTRACTOR SHALL CONTACT MICHIGAN 811, UTILITY COMPANY REPRESENTATIVES, PERFORM
TEST PITS, REVIEW CURRENT TEST PIT DATA, AND WHATEVER OTHER OPERATIONS AVAILABLE TO
ENSURE THE EXACT HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES IN THE AREA OF
CONSTRUCTI TO INSURE THE EXACT HORIZONTAL AND VERTICAL LOCATION OF ALL UTILITIES IN THE
AREA OF CONSTRUCTION. THE CONTRACTOR SHALL NOTIFY BOWMAN CONSULTING GROUP, LTD. OF
ANY POTENTIAL CONFLICTS PRIOR TO COMMENCING CONSTRUCTION.
38. THE CONTRACTOR SHALL CAREFULLY EXAMINE THE SITE AND MAKE ALL INSPECTIONS NECESSARY IN
ORDER TO DETERMINE THE FULL EXTENT OF THE WORK REQUIRED TO MAKE THE PROPOSED WORK
CONFORM TO THE DRAWINGS AND SPECIFICATIONS.
39. UTILITY COMPANIES SHALL BE NOTIFIED 72 HOURS IN ADVANCE OF ANY EXCAVATION.
40. ALL UNDERGROUND UTILITIES WITHIN THE STREET RIGHT-OF-WAY SHALL BE INSTALLED TO THE
REQUIRED DISTANCE BEYOND THE RIGHT-OF-WAY LINE PRIOR TO THE INSTALLATION OF ANY SUBBASE
MATERIAL, CURB AND GUTTER OR SIDEWALK.
41. NO BLASTING SHALL BE PERMITTED WITHIN 25' OF EXISTING UTILITIES LINE OR STRUCTURES. BLASTING
TO BE EXTENDED TO 25' BEYOND PROPOSED STRUCTURES IF CONDITIONS WARRANT FUTURE
EXTENSIONS.
42. ADDITIONAL SILTATION AND EROSION CONTROL MEASURES SHALL BE INSTALLED AS DIRECTED BY THE
INSPECTOR DURING FIELD REVIEW.
43. ALL SURFACED STREETS SHALL BE MAINTAINED IN A CLEAR CONDITION; FREE OF DUST, MUD OR SNOW
AT ALL TIMES. THE DEVELOPER SHALL PROVIDE ADEQUATE MEANS TO CLEAN TRUCKS AND OTHER
EQUIPMENT USING SURFACED STREETS.
44. CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTMENTS AND/OR RECONSTRUCTIONS OF ALL UTILITY
COVER (MANHOLE FRAMES AND COVERS, VALVE BOX COVERS, ETC.) TO MATCH THE FINISHED GRADES
OF THE AREAS EFFECTED BY THE CONSTRUCTION.
45. THE CONTRACTOR MUST HAVE THE APPROVED SET OF CONSTRUCTION PLANS AND ALL APPLICABLE
PERMITS IN POSSESSION PRIOR TO THE START OF CONSTRUCTION. AT LEAST ONE (1) COPY OF THE
APPROVED PLANS, WITH REVISIONS, MUST BE KEPT ON-SITE AT ALL TIMES.
46. THESE PLANS MAKE NO REPRESENTATION AS TO THE SUBSURFACE CONDITIONS AND THE PRESENCE OF
SUBSURFACE WATER OR THE NEED FOR SUBSURFACE DRAINAGE FACILITIES.
47. STORM SEWER AND CULVERT PIPE SHALL BE REINFORCED CONCRETE PIPE TO CONFORM TO THE
CURRENT A.A.S.H.T.O. DESIGNATION M170, UNLESS OTHERWISE DESIGNATED ON THESE PLANS. CLASS III
PIPE AS A MINIMUM, WILL BE REQUIRED WITHIN THE LIMITS OF RIGHT-OF-WAY.
48. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING A SAFE CONSTRUCTION SITE AND COMPLYING
WITH ALL OSHA REGULATIONS.
49. EMERGENCY VEHICLE ACCESS SHALL BE PROVIDED DURING ALL PHASES OF CONSTRUCTION.
50. WHERE IMPROVEMENTS ARE PROPOSED WITHIN EXISTING EASEMENTS OF RECORD, THE DEVELOPER
SHALL OBTAIN WRITTEN PERMISSION FROM THE AUTHORITIES THAT ARE DOMINANT TENEMENTS OF
THESE EASEMENTS FOR PERMIT FOR ANY DISTURBANCES WITHIN THESE AREAS PRIOR TO
CONSTRUCTIONS.
51. ALL FINISHED GRADING, SEEDING, SODDING OR PAVING SHALL BE DONE IN SUCH MANNER TO
PRECLUDE THE PONDING OF WATER.
52. TYPICAL SECTIONS ARE INTENDED TO SHOW GENERAL FEATURES OF THE PROPOSED CONSTRUCTION.
FOR EXACT DETAILS AT ANY GIVEN LOCATION, SEE THE SITE PLAN SHEETS.
53. ALL SIDEWALKS TO BE 4" THICK CONCRETE UNLESS OTHERWISE SHOWN ON THE PLAN.
54. THE ENGINEER SHALL NOT HAVE CONTROL OVER OR CHARGE OF AND SHALL NOT BE RESPONSIBLE FOR
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES OR FOR SAFETY
PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK SHOWN ON THESE PLANS. THE
ENGINEER SHALL NOT BE RESPONSIBLE FOR THE CONTRACTOR'S SCHEDULES OF FAILURE TO CARRY
OUR THE WORK. THE ENGINEER IS NOT RESPONSIBLE FOR ACTS OR OMISSIONS OF THE CONTRACTOR,
SUBCONTRACTORS, OR THEIR AGENTS OR EMPLOYEES, OR OF ANY OTHER PERSONS PERFORMING
PORTIONS OF THE WORK.
55. ALL GAS LINES REQUIRE A MINIMUM OF 1 FOOT VERTICAL AND 5 FEET HORIZONTAL SEPARATION.
CONSTRUCTION WITHIN 10 FEET OF THE GAS LINE REQUIRES A GAS LINE REPRESENTATIVE TO BE
PRESENT DURING CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE TO COORDINATE WITH THE GAS
COMPANY PRIOR TO CONSTRUCTION.
56. NO TREES SHALL BE PLANTED IN THE WATER AND SEWER EASEMENTS.
57. UNLESS OTHERWISE NOTED HEREIN, CONSTRUCTION OF PAVEMENT AND DRAINAGE STRUCTURES
SHALL BE IN ACCORDANCE WITH THE CITY OF WEBSTER'S STANDARDS.
58. UPON AWARD OF CONTRACT, THE CONTRACTOR SHALL OBTAIN THE NECESSARY LOCAL TRADE PERMITS
(INCLUDING APPLICATIONS AND FEES) ASSOCIATED WITH THE WORK INDICATED ON THE DRAWINGS, IN
THE SPECIFICATIONS AND IN THE CONTRACT DOCUMENTS.
59. ALL ROAD IMPROVEMENTS AT THE DRIVE CONNECTIONS ARE TO BE COORDINATED WITH THE CITY OF
CEDAR SPRINGS ENGINEERING DEPARTMENT PRIOR TO CONSTRUCTION.
60. IN ROLLING AND HILLY TERRAINS, SWEEPING OF THE STONE BASE AND/OR APPLICATION OF A TACK
COAT MAY BE REQUIRED NEAR INTERSECTIONS. THESE REQUIREMENTS WILL BE ESTABLISHED BY THE
INSPECTOR AND BASED ON FIELD CONDITIONS.
61. APPROVAL OF THIS PLAN IS NOT AN AUTHORIZATION TO GRADE ADJACENT PROPERTIES. WHEN FIELD
CONDITIONS WARRANT OFF-SITE GRADING, PERMISSION MUST BE OBTAINED FROM THE AFFECTED
PROPERTY OWNERS.
62. IN ORDER TO ENSURE PROPER DRAINAGE, KEEP A MINIMUM OF 0.5% SLOPE ON THE CURB.
63. CURB AND GUTTER SHOWN ON PLANS MAY REQUIRE ADJUSTMENT BASED UPON FIELD CONDITIONS.
ASSOCIATED STORM DRAINAGE MAY ALSO REQUIRE MODIFICATION BASED UPON FIELD CONDITIONS.
64. THE PURPOSE OF THE STORM DRAINAGE EASEMENT (SDE) IS TO PROVIDE STORM WATER CONVEYANCE.
BUILDINGS ARE NOT PERMITTED IN THE EASEMENT AREA. ANY OTHER OBJECTS WHICH IMPEDE STORM
WATER FLOW OR SYSTEM MAINTENANCE ARE ALSO PROHIBITED.
65. BACKFILL BEING PLACED. BACKFILL MATERIAL MUST BE APPROVED BY THE CITY INSPECTOR PRIOR TO
PLACEMENT OF THE MATERIAL WITHIN THE PUBLIC STREET RIGHT-OF-WAY.
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
833.51
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "B"ELEV. = 841.94
BENCHMARK "A"ELEV. = 851.17
14" MAPLE14"18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
342.9
9'
322.00'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
PP#41-02-36-100-007DORIS E GRANNIS TRUST
4250 17 MILE RD
Scrub brush
S00°
45'58
"W 38
3.01'
S89°47'50"W 321.48'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'
Trash
SS
W
W
WW
WW
W
SS
SS
SS
S
S
O'REILLY AUTO PARTS
85' x 85' / 7562 SQ FT
BRICK BUILDING
FINISHED FLOOR ELEV=844.00
BUILDING HEIGHT= 19'
ENTRY
E
E
E
GG
842.22
841.34
50.0'
LOD
LOD
LOD
LOD
LOD
LOD
L
O
D
L
O
D
LOD LOD
LO
D
LO
D
LO
D
LO
D
LO
D
LODLODLODLOD
LODLOD
LOD
LOD
LO
D
LO
DL
OD
LODLOD
LO
D
LO
D
LO
D
LO
D
LO
D
LO
D
845.26
845.35
845.80
844.53
843.46
843.61
843.50
843.75
843.95
844.06
844.40
842.91
843.33
843.38
842.22
842.44
842.40
842.16
841.60
842.06
842.29
842.85
843.74
843.85
843.84
843.72
843.74
843.85
846.69
845.33
848.21
843.74
844.14
843.59
843.82
843.44
843.42
843.40
843.37
843.75
843.74
844.00
844.00
844.00
844.00
844.00
844.00
842.46
844.00
843.85
838.92
841.00
837.86
840.14
844.70
840.25
842.32
843.10
843.10
843.85
838.92
838.73
842.42
838.92
838.72
842.32
837.80
838.00
840.98
838.72
844.54
844.40
844.51
843.78
843.95
844.44
843.88
844.88
846.74
846.75
846.04
846.17
847.48
847.49
848.85
849.83
849.57
848.86
843.71
843.28
843.83
840.68
841.11
838.24
838.24
843.93
844.07
842.37
843.85
843.85
844.87
846.06
838.25
838.25
838.90
838.57
843.12
838.23
PROPOSED POND
CONTROL STRUCTURE
843.26
843.02843.74
843.06
843.90843.34
843.42
843.54
843.07
842.81
842.58
1
.
7
7
%
3
.
9
6
%
2
.
6
6
%
3
.
7
8
%
2
.
2
5
%
2
.
7
4
%
2
.
6
6
%
2
.
6
0
%
1
.
9
0
%
2
.
6
3
%
2
.
9
4
%
2
.
1
4
%
2
.
3
3
%
3
.
5
8
%
2.63%
1.85%
1.96%
4
.
5
0
%
3.88%
3.37%
3
.
2
5
%
3.88%
4.5
9%
3
.6
0
%
2
.
4
3
%
3
.9
8
%
2
.
8
8
%
9.45%
4.54%
14.15%
1.94%
1.82%
1.81%
1
.0
8
%
4.06%
8.44%
1
8
.0
6
%
16.15%
5.00%
23.48%
12.94%
3
.
8
4
%
26.6
7%
25.00%
5
.
5
4
%
25.00%
25.00%
12.2
6%
16.53%
1
8
.9
9
%
7
.9
0
%
3
.
5
5
%
1
2
.0
2
%
8
.
8
6
%
1
3
.
5
6
%
1.81%
2
.6
3
%
3
.
4
1
%
8
.2
5
%
8
.1
8
%
4
.8
8
%
3
.9
8
%
6
.
5
0
%
1
3
.
3
1
%
1
8
.9
6
%
3.43%
23.79%
5
.
0
0
%
2
2
.
7
7
%
5
.
8
3
%
25.00%
6
.
2
5
%
3
.
5
9
%
2.27%
19.05%
2
6
.
3
0
%
19.29%
19.99%
2.11%
3
.
7
1
%
1
3
.
9
1
%
2.27%
2
.
0
7
%
1
.9
8
%
4
.
0
1
%
4
.
1
4
%
2
.
2
6
%
4
.
6
9
%
1
.
0
0
%
1
4
.4
9
%
3
.
1
1
%
2
0
.1
7
%
1
.
4
8
%
1
.
2
9
%
3
.
4
5
%
2
.
2
4
%
1
.
8
7
%
11.64%
8
.
4
5
%
20.64%
5.00%
5.2
4%
1.80%
1
.1
7
%
3.87%
3.84%
1
.
8
1
%
5
.5
1
%
843.32
845.70
843.74
8.0'
16.4'
8.5'
10.0'
5.0'
843.95
843.95
843.95
INSTALL CONCRETE SPLASH
BLOCKS AT BASE OF
ROOF DRAIN DOWN SPOUTS
843.56
843.69
849.35
849.40
1.42%
1.09%
837
8
3
8
8
3
7
8
3
7
8
3
8
8
3
9
8
4
8
8
4
78
4
6
8
4
5
8
4
4
8
4
3
8
4
2
8
4
1
839
840
8
3
8
8
3
7
8
3
6
8
3
5
8
3
5
8
3
6
8
3
7
8
3
8
8
3
9
840
841
842
8
4
3
8
4
4
845
846
847
8
4
8
8
4
9
8
5
0
8
5
1
837
8
3
8
8
3
9
8
4
0
8
4
1
8
4
9
8
4
8
8
4
7
8
4
6
8
4
5
8
4
4
8
4
3
8
4
2
8
4
1
8
3
9
8
3
8
8
4
0
8
4
1
8
4
2
8
4
3
8
4
4
8
4
5
8
4
6
8
4
9
8
4
8
8
4
7
8
4
6
8
4
7
846
8
4
5
8
4
4
8
4
3
843
8
4
2
837
838
839
841
8
4
2
843
841
840
839
83
8
83
8
83
7
83
6
83
5
83
5
83
6
83
7
838
83
8
83
8
837
836
8
4
3
8
4
2
8
4
1
8
4
0
8
3
9
838
8
4
5
8
4
4
8
4
3
842
841
8
4
0
8
3
9
838
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
SIT
E G
RA
DIN
G P
LAN
C1.1
425
426
PROPOSED BUILDING
PROPOSED 5' CONTOUR
PROPOSED 1' CONTOUR
PROPOSED DRAINAGE SWALE
DIRECTION OF FLOW
EXISTING 5' CONTOUR
EXISTING 1' CONTOUR
EXISTING FENCE LINE
STABILIZED CONSTRUCTION
ACCESS
BOTTOM OF CURB ELEVATION
SILT FENCE
LIMITS OF DISTURBANCE
LEGEND
A REFER TO PROJECT MANUAL
B SITE CONDITIONS BASED UPON SURVEY PROVIDED BY OWNER FIELD VERIFY EXISTING CONDITIONS BY DETAILED INSPECTION PRIOR TO SUBMITTING BID AND BEGINNING CONSTRUCTION. NOTIFY ENGINEER IF EXISTING CONDITIONS DEVIATE SUBSTANTIALLY FROM THOSE INDICATED HEREIN.
C FIELD VERIFY SANITARY SEWER SERVICE CONNECTION INVERT PRIOR TO ESTABLISHING FINAL FINISH FLOOR ELEVATION. NOTIFY ENGINEER IF EXISTING CONDITIONS REQUIRE REVISED FINISH FLOOR ELEVATION TO PROVIDE PROPER DRAINAGE.
D ACCESSIBLE PARKING AREAS TO SLOPE 2% MAXIMUM IN ALL DIRECTIONS. DESIGNATED ACCESSIBLE ROUTE TO SLOPE 5% MAXIMUM IN DIRECTION OF TRAVEL WITH 2% MAXIMUM CROSS SLOPE.
E CONTRACTOR TO OBTAIN ROW PERMIT FOR UTILITY INSTALLATION, PRIOR TO CONSTRUCTION.
F ALL WORK WITHIN PUBLIC ROW SHALL BE IN ACCORDANCEWITH THE CURRENT MUTCD STANDARDS AND SPECIFICATIONS.
G TOP OF CURB 0.5 FT ABOVE BOTTOM OF CURB ELEVATION.
GENERAL NOTES
KEY NOTES
1 LIMITS OF TEMPORARY EROSION CONTROL FENCE,
REFER TO SHEET C1.2 FOR DETAILS.
2 EXISTING CURB & PAVEMENT TO BE REMOVED PER
CITY/STATE DESIGN STANDARDS AS REQUIRED FOR
INSTALLATION OF NEW CONSTRUCTION.
EROSION CONTROL & MAINTENANCE
A GEOTECHNICAL ANALYSIS HAS BEEN PERFORMED ON
THIS SITE. REFER TO PROJECT MANUAL.
B. FOLLOW GEOTECHNICAL ANALYSIS RECOMMENDATIONS
FOR SITE EXCAVATION REQUIREMENTS.
C. REFER TO STRUCTURAL DRAWINGS FOR BUILDING
EXCAVATION REQUIREMENTS.
SITE EXCAVATION REQUIREMENTS
STAGE OF CONSTRUCTION
1. INSTALLATION OF TEMPORARY STABILIZED
CONSTRUCTION ACCESS.
2. INSTALLATION OF PERIMETER CONTROLS SUCH AS SILT
FENCE.
3. REMOVAL OF EXISTING PAVEMENT ON THE SITE.
4. INSTALLATION OF ALL STORM WATER DRAINAGE
IMPROVEMENTS.
5. ROUGH GRADING.
6. CONSTRUCTION OF NEW SITE IMPROVEMENTS.
7. FINAL GRADING.
8. PLACEMENT OF FINAL LANDSCAPING ITEMS & SOD.
9. REMOVAL OF EROSION CONTROL FENCE WITH PRIOR
APPROVAL FROM THE INSPECTOR.
1. RETAIN FLOATABLE WIND BLOWN MATERIALS ON
SITE BY STORING ALL TRASH AND BUILDING
MATERIAL WASTE IN ENCLOSURES UNTIL PROPER
DISPOSAL AT OFF-SITE FACILITIES. CHECK
ADJACENT AREAS DAILY AND PICK UP
CONSTRUCTION WASTE MATERIALS AND DEBRIS
THAT HAVE BLOWN OR WASHED OFF SITE.
2. PERMANENTLY STABILIZE ALL SURFACE AREA
WITHIN AND ADJACENT TO THIS SITE THAT IS
DISTURBED BY VEHICLES, GRADING AND OTHER
CONSTRUCTION FOR THE PROPOSED FACILITY.
STABILIZATION IS OBTAINED WHEN THE
DISTURBED SURFACE IS COVERED WITH
STRUCTURES, PAVING AND OR PERENNIAL
VEGETATION HAVING A UNIFORM COVERAGE
DENSITY OF AT LEAST 70%. STABILIZATION OF ALL
DISTURBED AREA IS REQUIRED BEFORE
TERMINATING MAINTENANCE AND REMOVAL OF
EROSION CONTROL MEASURES.
3. CONTRACTORS SHALL INSPECT POLLUTION
CONTROL MEASURES AT LEAST ONCE EVERY 14
DAYS AND WITHIN 24 HOURS AFTER A STORM
EVENT OF 1/2 INCH OR GREATER. DAMAGED
MEASURES THAT PROVE TO BE INEFFECTIVE
SHALL BE REPLACED WITH MORE EFFECTIVE
MEASURES OR ADDITIONAL MEASURES WITHIN
SEVEN DAYS. REPEATED FAILURE OF A
CONTROL MEASURE REQUIRES INSTALLATION OF A
MORE SUITABLE DEVICE TO PREVENT
DISCHARGE OF POLLUTANTS FROM THE
CONSTRUCTION SITE.
4. INSTALLATION OF ADDITIONAL EROSION CONTROL
MEASURES MAY BE REQUIRED BY THE CITY CODE.
CONTRACTOR TO VERIFY REQUIREMENTS PRIOR TO
BEGINNING ANY WORK ON PROJECT SITE.
5. CARE SHALL BE TAKEN TO MINIMIZE THE
ENCROACHMENT OFSEDIMENT INTO ALL STORM
DRAIN APPURTENANCES, PUBLIC STREETS, AND
ONTO PRIVATE PROPERTY UNTIL IMPERVIOUS
MATERIAL (ROAD/PARKING AREA SURFACE) IS
APPLIED OR UNTIL PROPOSED LANDSCAPE HAS
BEEN ESTABLISHED.
6. REFER TO SITE DETAILS FOR SILT FENCE
CONSTRUCTION.
7. ALL GRASS SLOPES WHICH EXCEED 3:1 (H:V) SHALL
UTILIZE CONTECH CONSTRUCTION PRODUCTS
PERMANENT TURF REINFORCEMENT MATS C35 OR
APPROVED EQUAL. MATS SHALL BE INSTALLED PER
MANUFACTURER'S SPECIFICATIONS AND
STANDARDS. CONTRACTOR SHALL COORDINATE
INSTALLATION INSPECTION WITH MANUFACTURER.
2.30%
843.56
SF
SF
SF
SF
SF
SF
S
F
S
F
S
F
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
CONSTRUCTION EGRESS NOTES
1. CONSTRUCTION EGRESS SHALL BE 25' MINIMUM WIDTH
AND 30' MINIMUM LENGTH AND 6" MIN THICKNESS OF
STONE (1.5"-3.5") COARSE AGGREGATE WITH
GEOTEXTILE UNDERLINER. REFER TO CITY OR STATE
FOR ANY ADDITIONAL REQUIREMENTS.
2. THE EXIT SHALL BE MAINTAINED IN A CONDITION WHICH
WILL PREVENT TRACKING OR FLOW OF MUD ONTO
PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC
SURFACE MODIFICATION WITH 1.5-3.5 INCH STONE, AS
CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT
OF ANY STRUCTURE USED TO TRAP SEDIMENT. ALL
MATERIALS SPILLED, DROPPED, WASHED, OR
TRACKED FROM VEHICLES OR SITE ONTO ROADWAYS
OR INTO STORM DRAINS MUST BE REMOVED
IMMEDIATELY.
3. WHEELS MUST BE CLEANED TO REMOVE MUD PRIOR
TO ENTRANCE ONTO PUBLIC RIGHT-OF-WAY. WHEN
WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA
WITH CRUSHED STONE WHICH DRAINS INTO AN
APPROVED SEDIMENT TRAP OR SEDIMENT BASIN
LOCATED PER CITY OR STATE REQUIREMENTS.
SPECIAL NOTE:
PRIOR TO CONTRACT CLOSEOUT, CONTRACTOR SHALL SECURE
THE SERVICES OF A REGISTERED LAND SURVEYOR TO PROVIDE
SITE SURVEY OF COMPLETED PROJECT CONDITIONS AND SUBMIT
FOR REVIEW AND APPROVAL BY OWNER. REFER TO PROJECT
MANUAL FOR ADDITIONAL REQUIREMENTS.
DEVELOPER SPECIAL NOTE:
WHERE ASPHALT PAVING IS TO BE USED, FRONT HEAD IN
PARKING SHALL BE CONCRETE AND 2'-6" WIDE MINIMUM
CONCRETE PAVING APRON PROVIDED ADJACENT TO BUILDING
PERIMETER. SUBMIT GEOTECHNICAL REPORT WITH PAVEMENT
DESIGN RECOMMENDATIONS FOR REVIEW AND APPROVAL.
FROM FIGURE 1, TABLE 5 OF KENT COUNTY STORM WATER DESIGN CRITERIA:
DETENTION BASIN VOLUME
STORAGE VOLUME PER ACRE IS 4240 CUBIC FEET, FOR A RUNOFF COEFFICIENT
OF 0.55 FOR COMMERCIAL/BUSINESS. THE DISTURBED AREA = 1.36 ACRES.
THEREFORE, THE VOLUME REQUIRED = 9,473 CF .
ELEV AREA INCREMENTAL STORAGE CUMULATIVE STORAGE
DETENTION BASIN VOLUMES
835
836
837
838
1,647
2,439
3,358
5,873
0
2,030
2,886
4,557
0
2,030
4,916
9,473
SF
2
1
A AN ENVIRONMENTAL ANALYSIS HAS BEEN
PERFORMED ON THE EXISTING SITE. REFER TO
PROJECT MANUAL.
B IF THIS PROJECT CONTAINS HAZARDOUS MATERIALS,
CONTRACTOR TO PROVIDE WORK REQUIRED FOR
PROPER REMOVAL, HANDLING, AND DISPOSAL PER
ENVIRONMENTAL ANALYSIS RECOMMENDATIONS.
ENVIRONMENTAL NOTES
LOD LOD
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
ER
OS
ION
CO
NT
RO
L D
ET
AIL
S
C1.2
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
833.51
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "A"ELEV. = 851.17
14" MAPLE14"18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
342.9
9'322.00'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
PP#41-02-36-100-007DORIS E GRANNIS TRUST
4250 17 MILE RD
Scrub brush
S00°
45'58
"W 38
3.01'
S89°47'50"W 321.48'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'
8
3
5
8
3
6
8
3
7
8
3
8
8
3
9
8
4
0
8
4
1
842
8
4
3
8
4
4
845
846
8
4
7
8
4
8
8
4
9
8
5
0
8
5
1
8
4
8
8
4
7
8
4
6
8
4
5
8
4
4
8
4
3
8
4
2
842
841
840
839
838
837
837
838
8
3
9
838
837
836
8
3
5
8
3
9
8
4
0
8
4
1
8
4
2
8
4
3
8
4
4
8
4
5
8
4
6
8
4
7
837
4.98%
6
.
2
8
%
5
.
2
3
%
6
.
5
6
%
7
.
0
7
%
5
.
1
5
%
8
.
9
1
%
8
.
5
9
%
7
.
1
1
%
5
.
6
5
%
9
.
7
6
%
7
.
3
1
%
9
.
9
2
%
6
.
4
4
%
4
.
9
0
%
6
.2
4
%
3
.
1
3
%
5
.
0
3
%
5.8
4%
7
.
2
8
%
5
.
5
9
%
2
6
.4
1
%
2
1
.
6
8
%
2
4
.5
1
%
28.23%
3
.
0
0
%
1
.
9
7
%
1
.
7
9
%
2
.
1
1
%
2
.
0
2
%
0
.
1
4
%
0
.5
8
%
0
.
6
0
%
1
.8
1
%
1.99%
2
.0
9
%
15.78%
5.05%
1
.9
7
%
0
.
0
6
%
6
.
6
1
%
0
.9
7
%
1
.
7
8
%
2
.
4
9
%
2.85%
3.20%
3
.9
2
%
1
.
6
4
%
3
.
0
9
%
1
.
7
2
%
3
.6
2
%
3
.6
8
%
10' B
LD
G S
ET
BA
CK
40' BLDG SETBACK
10' B
LD
G S
ET
BA
CK
40' BLDG SETBACK
40.0'
10.0'
10.0'
836
40.0'
10.0'
10' SEWER EASEMENT
POST DRAINAGE AREA ATOTAL= 1.36 ACSIMP. AREA= 0.64PERV. AREA= 0.72
8
3
9
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
PR
E -
DE
VE
LOP
ME
NT
CO
ND
ITIO
NS
C1.3
BUFFER LINE
PROPERTY LINE
LEGEND
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
833.51
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "A"ELEV. = 851.17
14" MAPLE14"18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
342.9
9'322.00'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
PP#41-02-36-100-007DORIS E GRANNIS TRUST
4250 17 MILE RD
Scrub brush
S00°
45'58
"W 38
3.01'
S89°47'50"W 321.48'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'
Trash
SS
W
W
WW
WW
W
SS
SS
SS
S
S
O'REILLY AUTO PARTS
85' x 85' / 7562 SQ FT
BRICK BUILDING
FINISHED FLOOR ELEV=844.00
BUILDING HEIGHT= 19'
ENTRY
E
E
E
GG
8
3
4
8
4
4
8
3
9
840
841
8
4
2
8
4
3
8
4
4
836
837
838
841
842
835
83
5
83
6
83
7
838
838
838
838
10' B
LD
G S
ET
BA
CK
40' BLDG SETBACK
10' B
LD
G S
ET
BA
CK
40' BLDG SETBACK
40.0'
10.0'
10.0'
PROPOSED POND
CONTROL STRUCTURE
40.0'
10.0'
10' SEWER EASEMENT
POST DRAINAGE AREA ATOTAL= 1.36 ACSIMP. AREA= 0.64PERV. AREA= 0.72
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
PO
ST
- D
EV
ELO
PM
EN
T C
ON
DIT
ION
S
C1.4
OUTLET CONTROL STRUCTURE DETAIL
SCALE: NONE
SECTION B-BSECTION A-A
RIP RAP OUT
IE = 835.00'
3.0'
3.0'
IE=835'
TOP OF
STRUCTURE
IE= 838'
REINFORCED
ANTI-FLOATATION
BASE
RIP RAP OUT
3.0'
B
B
A
A
PLAN VIEW
3.0'
2.25" ORIFICE
IE=836.65'
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
843.32
843.22
843.14843.00843
.54
843.55
843.91
843.84
844.15
844.13
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
833.51
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "B"ELEV. = 841.94
BENCHMARK "A"ELEV. = 851.17
343.0
0'
342.9
9'
322.00'
S00°
45'58
"W 38
3.01'
S89°47'50"W 321.48'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'14" MAPLE14"
18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
PP#41-02-36-100-007DORIS E GRANNIS TRUST
Scrub brush
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP) HIGHWAY COMMERCIAL
WITH A WATERFRONTOVERLAY-R3
(SOLON TOWNSHIP)
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP)
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP)
Trash
O'REILLY AUTO PARTS
85' x 85' / 7562 SQ FT
BRICK BUILDING
FINISHED FLOOR ELEV=844.00
BUILDING HEIGHT= 19'
ENTRY
E
E
E
GG
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
SIT
E D
EV
ELO
PM
EN
T P
LAN
C2.1
PROP. HEAVY DUTY CONCRETE PVMT
PROP. STANDARD CONCRETE PVMT
PROP. HEAVY DUTY ASPHALT PVMT
PROP. BUILDING
NEW MONUMENT SIGN
NEW LIGHT POLE
PARKING COUNT
LEGEND
ZONING CODE
ZONING
CLASSIFICATION HC - HIGHWAY COMMERCIAL
PROPERTY AREA 123,198 SQ FT
PAVEMENT AREA 19,229 SQ FT
PARKING SUMMARY
FORMULA 1 SPACE PER 200 SQ FT GFA
STALL SIZE 9' X 18'
REQUIRED STALLS 38
PROPOSED STALLS 38
HANDICAP STALLS 2
BUILDING HEIGHT 19'
SPECIAL NOTE:
PRIOR TO CONTRACT CLOSEOUT, CONTRACTOR SHALL SECURE
THE SERVICES OF A REGISTERED LAND SURVEYOR TO PROVIDE
SITE SURVEY OF COMPLETED PROJECT CONDITIONS AND SUBMIT
FOR REVIEW AND APPROVAL BY OWNER. REFER TO PROJECT
MANUAL FOR ADDITIONAL REQUIREMENTS.
(PER DETAILS ON SHEET C2.1)
GENERAL NOTES
KEY NOTES
1 CONCRETE PAVING (STANDARD DUTY) AT
PARKING AREAS
1A ASPHALT PAVING (STANDARD DUTY) AT PARKING
AREAS
2 CONCRETE PAVING (HEAVY DUTY) AT DRIVE
AREAS, DRIVE APRONS, FIRE LANES, AND REFUSE
AREA
2A ASPHALT PAVING (HEAVY DUTY) AT DRIVE AREAS
AND FIRE LANES
3 CONCRETE CURB
4 CONCRETE SIDEWALK CURB, REFER TO DETAIL
4/C2.2. REFER TO STRUCTURAL DRAWINGS FOR
LAYOUT OF CONTROL AND EXPANSION JOINTS
ADJACENT TO BUILDING PERIMETER.
5 CONCRETE SIDEWALK OR DOOR LANDING AND
STRUCTURAL DRAWINGS. LANDING MAY BE POURED
MONOLITHIC WITH PAVING IF CONCRETE PAVING IS
PROVIDED.
6 ACCESSIBLE PARKING SYMBOL PAVEMENT
STRIPING
7 STEEL BOLLARD. PROVIDE (2) AT REFUSE
CONTAINER AREA, (2) AT SECTIONAL
OVERHEAD FREIGHT DOOR, AND AT FRONT ENTRY.
REFER TO STRUCTURAL DRAWINGS FOR LAYOUT OF
BOLLARDS ADJACENT TO BUILDING PERIMETER.
8 ACCESSIBLE PARKING SIGN,
9 DETECTABLE WARNING SURFACE
10 ACCESSIBLE CONCRETE CURB RAMP TO BE
INSTALLED PER CITY AND OR STATE DESIGN
STANDARDS. IF NO STANDARDS PROVIDE
CONCRETE CONSTRUCTION.
11 ACCESSIBLE PARKING SPACE WITH ACCESS AISLE
(ADA COMPLIANT) TO SLOPE 2% MAXIMUM IN ALL
DIRECTIONS. PROVIDE PAVEMENT MARKINGS TO
MATCH STRIPING COLOR UNLESS OTHERWISE
REQUIRED TO COMPLY WITH GOVERNING
ACCESSIBILITY REGULATIONS.
12 REFUSE ENCLOSURE.
13 CONCRETE BUMPER BLOCK (8" W X 5" H X 6'-0" LONG)
ANCHORED TO PAVING WITH (2)1'-6" LONG #4 REBAR.
14 PARKING LOT LIGHTING, REFER TO LIGHT POLE
LOCATION PER THIS PLAN AND SITE LIGHTING
PHOTOMETRIC PLAN.
15 4" WIDE PAVEMENT STRIPING AS SHOWN USING
HIGHWAY MARKING PAINT - YELLOW (2 COATS).
16 SITE SIGN, REFER TO SHEET SG1.1 FOR TYPE AND
CONSTRUCTION. SIGN OWNER FURNISHED AND
INSTALLED (REFER TO SCOPE OF WORK SCHEDULE).
REFER TO SITE UTILITY PLAN FOR ADDITIONAL
REQUIREMENTS. CONTRACTOR TO OBTAIN SIGN
PERMIT PRIOR TO CONSTRUCTION
17 CONCRETE DRIVE APRON TO BE INSTALLED PER
CITY AND / OR STATE DESIGN STANDARDS. IF NO
STANDARDS PROVIDE CONCRETE CONSTRUCTION
18 LIMITS OF NEW PAVING. MATCH EXISTING PAVEMENT
TRANSITION ELEVATIONS. AT TRANSITIONS OF NEW
CONCRETE TO EXISTING CONCRETE PAVEMENT,
EPOXY DOWEL 6" MINIMUM INTO EXISTING WITH #4 X
1'-6" SMOOTH DOWELS MATCHING NEW PAVEMENT
REINFORCEMENT SPACING. PROVIDE SEALANT AT
JOINTS.
19 ROLL DOWN CURB END TRANSITION SLOPING 1:2.
20 CONCRETE CURB IN RIGHT-OF-WAY TO MATCH
EXISTING PER CITY AND / OR STATE DESIGN
STANDARDS.
21 CURB OPENING, REFER TO SITE GRADING PLAN FOR
ADDITIONAL REQUIREMENTS.
22 CONCRETE SIDEWALK IN RIGHT-OF-WAY OR
EASEMENT TO BE INSTALLED PER CITY AND / OR
STATE DESIGN STANDARDS. IF NO STANDARDS
PROVIDE CONCRETE CONSTRUCTION
23 3' WIDE MINIMUM DESIGNATED ACCESSIBLE ROUTE.
SLOPE 5% MAXIMUM IN DIRECTION OF TRAVEL WITH
2% MAXIMUM CROSS PROVIDE PAVEMENT STRIPING
AS INDICATED.
24 CONCRETE STORM WATER CONTROL SYSTEM,
REFER TO SITE GRADING PLAN.
25 FIRE LANE TO BE INSTALLED PER FIRE MARSHAL
DESIGN STANDARDS. IF NO STANDARDS, PROVIDE 4"
RED STRIPING AND CURB PAINT AROUND
DRIVEWAYS AND PARKING ACCESS AISLE
PERIMETER WITH 8" WHITE HELVETICA LETTERS
STATING "NO PARKING - FIRE LANE" AT
LOCATIONS INDICATED.
26 CONCRETE PAVING APRON TO BE PROVIDED WHERE
ASPHALT PAVEMENT USED.
27 YELLOW CROSSWALK STRIPING
17
14
11
13
12
DEVELOPER SPECIAL NOTE:
WHERE ASPHALT PAVING IS TO BE USED, FRONT HEAD IN
PARKING SHALL BE CONCRETE AND 2'-6" WIDE MINIMUM
CONCRETE PAVING APRON PROVIDED ADJACENT TO BUILDING
PERIMETER. SUBMIT GEOTECHNICAL REPORT WITH PAVEMENT
DESIGN RECOMMENDATIONS FOR REVIEW AND APPROVAL.
1A
1A
2A
6
15
11
18
5
13
16
A REFER TO PROJECT MANUAL FOR ADDITIONAL
REQUIREMENTS. ALL ON SITE CONCRETE TO BE
4,000 PSI.
B SITE DIMENSIONS TO FACE OF CONCRETE
PROPERTY LINE, OR CENTER LINE OF STRIPING
UNLESS OTHERWISE NOTED.
C COORDINATE WORK WITH OTHER SITE
RELATED DEVELOPMENT DRAWINGS.
D REFER TO STRUCTURAL DRAWINGS FOR BUILDING
DIMENSIONS AND LAYOUT OF SIDEWALKS
ADJACENT TO BUILDING PERIMETER.
E PRIOR TO INSTALLATION, CONTRACTOR TO
VERIFY LOCATIONS OF LIGHT POLES,
LANDSCAPING, AND UTILITIES DO NOT CONFLICT
WITH SITE SIGN LOCATION SHOWN. IF CONFLICT
IS DISCOVERED, CONTRACTOR TO NOTIFY
OWNER'S REPRESENTATIVE PRIOR TO
PROCEEDING WITH THE WORK.
F FOR BUILDING FRONT SIDEWALK GENERAL
DEVELOPMENT LAYOUT CONCEPT, REFER TO
DETAIL 12/C2.2.
10
3
3
3
3
21
14
20
2
5
'
R
2A
4
98
7
8
7
7
15
2
6 6
PROJECT DESCRIPTION
THE EXISTING SITE IS CURRENTLY VACANT WITH A LOT OF TREES
AND A CREEK.
THE PROPOSED DEVELOPMENT IS AN APPROXIMATELY 7,627
SQUARE FEET O'REILLY AUTO PARTS STORE WITH ASSOCIATED
PARKING AND LANDSCAPING.
22
22
1010
LO
AD
IN
G
ZO
NE
2A
2A
11
4
10
13
1
SETBACK LINE
PROPERTY LINE
22
14
27
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
SIT
E D
EV
ELO
PM
EN
T D
ET
AIL
S
C2.2
SECTION
PLANSECTION
STANDARD SIDEWALK & CONCRETE PAVEMENT DETAIL
N.T.S.
CONCRETE PAVEMENT SECTION (STANDARD)
N.T.S.
6"
5.5
"
COMPACTED SUBGRADE
COMPACTED SUBBASE
CONCRETE PAVEMENT
#3 BARS AT 24" O.C.E.W.
(PLACED MID HEIGHT OF SLAB)
1
C1.1
PROVIDE CONTROL JOINTS
AT 12'-0" ON CENTER
(25% SLAB THICKNESS)
CONCRETE PAVEMENT SECTION (HEAVY DUTY)
N.T.S.
6"
6"
COMPACTED SUBGRADE
COMPACTED SUBBASE
CONCRETE PAVEMENT
#3 BARS AT 24" O.C.E.W.
(PLACED MID HEIGHT OF SLAB)
2
C1.1
PROVIDE CONTROL JOINTS
AT 12'-0" ON CENTER
(25% SLAB THICKNESS)
CONCRETE SIDEWALK CURB SECTION
N.T.S.
CONCRETE SIDEWALK
5
C1.1
REFER TO SITE GRADING PLAN
FOR ELEVATIONS OF PAVEMENT
ADJACENT TO SIDEWALK
6"
6"
PROVIDE RADIUS AT ALL
EXPOSED CORNERS OF CURB
(1) #3 BAR CONT. AT NOSING
4"
RIPRAP OUTLET PROTECTION
N.T.S.
C1.1
PIPE OULET TO WELL DEFINED CHANNEL
N.T.S.
C1.1
ASPHALT PAVEMENT SECTION (STANDARD)
N.T.S.
6"
2"
COMPACTED SUBGRADE
COMPACTED SUBBASE
HOT MIX ASPHALT PAVEMENT
(BASE COURSE WITH WEAR COURSE)
1A
C1.1
ASPHALT PAVEMENT SECTION (HEAVY DUTY)
N.T.S.
8"
2"
COMPACTED SUBGRADE
COMPACTED SUBBASE
HOT MIX ASPHALT PAVEMENT
(BASE COURSE WITH WEAR COURSE)
2A
C1.1
1
1
2
"R
1"
6"
2'-0"
PAVEMENT DIMENSION REFER TO FACE
OF CURB UNLESS INDICATED ON PLANS
1
2
"R
6"
13"
6"
SPILLING CURB & GUTTER
1
1
2
"R
1"
6"
2'-0"
PAVEMENT DIMENSION REFER TO FACE
OF CURB UNLESS INDICATED ON PLANS
1
2
"R
6"
12
"
7"
1-1
/8
"
1-1/8"
3
4
" PE
R F
T.
3
4
" P
ER
FT
.
C1.1
CATCHING CURB & GUTTER
C1.1
9.0' CAR
ACCESSIBLE PARKING
SIGN IN BOLLARD
24" CONCRETE
CURB & GUTTER
9'
20
.1
' **
TY
PIC
AL
PARKING LOT STRIPING SPECIFICATIONS
1. ALWAYS FOLLOW ALL APPLICABLE GOVERNING AUTHORITY'S STANDARDS.
2. SURFACES SHOULD BE CLEAN, DRY, AND FREE FROM LOOSE OR PEELING PAINT.
3. REMOVE ALL OIL, DUST, GREASE, DIRT, AND OTHER FOREIGN MATERIAL TO ENSURE ADEQUATE ADHESION.
4. DO NOT APPLY WHEN AIR OR SURFACE TEMPERATURES ARE BELOW 40°F.
4
.
0
'
PAINTED ACCESSIBILITY
SYMBOL
BOLLARD
NOTES
1. ACCESSIBLE PARKING AND ACCESSIBLE AISLES SHALL NOT EXCEED 2% IN SLOPE IN ANY DIRECTION.
2. IF ONLY ONE ACCESS AISLE IS INSTALLED, IT IS TO BE A VAN SIZE.
2. PARKING STALL DIMENSIONING SHALL BE IN ACCORDANCE WITH APPLICABLE GOVERNING AUTHORITY'S AND ADA
STANDARDS AND IF DIFFERENT THAN THIS DETAIL SHALL BE THE DIMENSIONING SHOWN ON THE SITE LAYOUT PLAN.
3. CONTRACTOR SHALL USE 4" WIDE WHITE REFLECTIVE PAINT FOR STRIPING ON ASPHALT PARKING LOTS.
5. CONTRACTOR SHALL USE 4" WIDE YELLOW REFLECTIVE PAINT FOR STRIPING ON CONCRETE PARKING LOTS.
6. ADA SIGNS IN BOLLARDS AND BOLLARDS SHALL BE INSTALLED WHEN PARKING IS ADJACENT TO FLUSH CURB OR A RAMP.
** PARKING STALL DEPTH FOR 90° PARKING SHALL BE 18' MINIMUM WHEN NOT IN THE SAME ROW AS 60° PARKING.
60° PARKING STALL CAN BE REDUCED TO 18' MINIMUM IF SITE CONDITIONS REQUIRE IT.
9.0' CAR 9.0' CAR9.0' 9.0'
STANDARD PARKING STALL
N.T.S.
C1.1
PAVEMENT DESIGN HAS BEEN PROVIDED BY THE
PROJECT GEOTECHNICAL ENGINEER. PLEASE REFER
TO THE GEOTECHNICAL RECOMMENDATION.
3
3
4
6
8
7
8'
2'
9
C1.1
10
C1.1
SIGN MOUNTING DETAIL WITH
BOLLARD PROTECTION
SCALE: NONE
4'-0"
7'-0" (MIN)USE 6" SCH. 80
STEEL PIPE FILLED W/
CONCRETE WITH TOP
ROUNDED
2'-6"
PAVED SURFACE
NOTE:
THE MIN. HEIGHT OF
THE BOTTOM OF THE
LOWEST SIGN SHALL
BE 7'-0"
3500 P.S.I. P.C.
CONCRETE BASE
SLOPE TOP
OF CONCRETE
24"Ø
6"
6'-0
"
4"
8"
(B
EL
OW
L
OC
AL
FR
OS
T L
IN
E M
IN
IM
UM
)
3"
9"
T.O. POST
EL. 106'-0"
B.O. FOOTING
EL. (F.V.)
(MIN. BELOW LOCAL FROST LINE)
SCREEN FENCE SECTION
POLYMER COMPOSITE MATERIAL SCREEN FENCE REFUSE ENCLOSURE PLANNOT TO SCALE
5'-0"4"
14
'-0
"
14'-0"
5'-0" 4'-0" 5'-0"
1'-6
"
1'-8" 5'-0" 4" 1'-8"
3
A6.2
6'-0
"
5"
6'-0
"
5"
2"
3'-6
" (N
.T
.S
)
4'-0
" (N
.T
.S
)
1'-0"
5'-0"
6"
2'-3
"2
'-3
"
2"
2"
4"
GATE FRAME: STEEL TUBE 2"x 2"x
1/4" WITH WELDED JOINTS.
TREATED 2"X4" INSIDE POLYMER
COMPOSITE SLEEVES
HORIZONTAL ON STEEL FRAME
ATTACHED WITH 1/4" GALV.
CARRIAGE BOLTS AT 12" O.C..
POLYMER COMPOSITE VERTICAL
SQUARE TOP PICKETS (7/16" X 6
1/2"). ATTACH TO STINGERS WITH
GALVANIZED TORX HEAD
SCREWS, MINIMUM (2) PER EACH
PICKET CONNECTION.
ASTRAGAL: STEEL ANGLE 2" X 3"
X 1/4" X 4'-0".
HEAVY DUTY SLIDE BOLT LATCH
EQUAL TO STANLEY "SP1271".
CANE BOLTS: 3/4" DIA. BENT ROD
4" X 3'-4" LONG WITH 3" LONG
STEEL PIPE ROD GUIDES AND 1/4"
BENT PLATE ROD CATCH WITH
1/4" ATTACHMENT PLATE.
TENSION STRAP: 1/4" X 2" STEEL
BAR WELDED TO BACK OF
FRAME.
CONCRETE PAD, REFER SITE
PLANS FOR TYPE AND LOCATION.
1" DIA. ROD SLEEVE.
STEEL FABRICATED HINGES,
REFER POST ELEVATIONS.
HINGE POST: TUBE STEEL 4" x 4"
x 1/4" WITH 1/4" CAP PLATE
ASTRAGAL: STEEL ANGLE 2" X 3"
X 1/4" X 4'-0".
1/4" BENT PLATE ROD GUIDE
CATCH.
3" LONG STEEL PIPE ROD GUIDES
WITH 1/4" ATTACHMENT PLATE.
CANE BOLTS: 3/4" DIA. BENT ROD
4" X 3'-4" LONG
DIAMETER
FRONT ELEVATION
PLAN SECTION
4"
3"
1 3
/4
"
3/4
"
1 1
/2
"
2"
1"
3/4"
3 1
/8
"
6"
7/8
"
3/4"
FR
ON
T
SID
E
BA
CK
3"
4'-0
" (N
.T
.S
)
4'-0
"6
"1
'-6
"
3"
1"
4"
3"
3"
1"
4"
10
"3
'-4
"
2"
4" 5'-0"
3/4"3/4"
3"
8"
HINGE POST: TUBE STEEL 4" x 4"
x 1/4" WITH 1/4" CAP PLATE
3/4" DIA. STEEL ROD HINGE PIN
(FIELD GREASE)
(2) LOOSE FLAT WASHERS WITH
GREASE AT TOP AND BOTTOM
HINGES.
5/16" X 3" STEEL PLATE HINGE PIN
BRACKET.
3/4" I.D. SCHEDULE 80 PIPE X 1"
LONG WELDED TO HINGE PIN
ROD.
GATE FRAME ASSEMBLY (IN
FOREGROUND)
HINGE ASSEMBLY (SHOWN AS
HIDDEN). REFER HINGE
ELEVATION.
CONCRETE PAD, REFER SITE
DEVELOPMENT FOR TYPE AND
LOCATION.
POST ELEVATION
HINGE ELEVATION
(GATE END)
HINGE POST ASSEMBLY
(BEYOND). REFER ELEVATION.
3/4" I.D. SCHEDULE 80 PIPE HINGE
PIN SLEEVE.
5/16" STEEL PLATE SLEEVE
BRACKET.
HINGE END OF GATE ASSEMBLY.
REFER ELEVATION AND PLAN
SECTION.
4"
NOTE:
ALL FIXED ASSEMBLIES TO BE
FILLET WELDED.
4"
3"
1"
2"
1"
3"
1 1
/2
"
SCREEN FENCE GATE DETAILS
BOLLARDS,
REFER
REFUSE CONTAINER, SIZE
AND TYPE PER LOCAL
DISPOSAL SERVICE
STANDARDS.
REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIREMENTS.
DIMENSIONS ARE TO ROUGH FACE OF CONCRETE, FRAMING, OR
CENTER LINE OF STRUCTURE UNLESS OTHERWISE INDICATED.
REFER TO CIVIL DRAWINGS FOR ADDITIONAL REQUIREMENTS.
REFER TO ARCHITECTURAL EXTERIOR FINISH SCHEDULE FOR
MATERIAL TYPES, COLORS, AND FINISHES. UNLESS OTHERWISE
INDICATED PROVIDE FINISHES AS FOLLOWS:
1. ALL NON-GALVANIZED METAL PARTS TO BE PRIMED AND
PAINTED (2) COATS SHERWIN WILLIAMS SW6468 "HUNT CLUB".
2. POLYMER COMPOSITE MATERIAL COLOR TO BE EQUAL TO
FIBERON "COASTAL CEDAR", "JATOBA", OR "CEDAR". FINAL COLOR
TO BE SELECTED FROM MANUFACTURER'S STANDARD SAMPLES.
A
B
C
GENERAL NOTES
CANE BOLT ROD SLEEVES
NOTE:
SLOPE PAVEMENT 2% MIN. TO DRAIN
THROUGH GATE OPENING. REFER TO
SITE GRADING PLAN FOR ADDITIONAL
REQUIREMENTS.
NOTE:
REFER TO SITE DEVELOPMENT PLAN
FOR REFUSE ENCLOSURE LOCATION
AND ORIENTATION.
CONCRETE APRON
D
CONCRETE SLAB
CONTROL OR EXPANSION
JOINT
T.O. SLAB
EL. (VAR.)
(REF. CIVIL)
2'-0
"2
'-0
"1
'-0
"
1'-0"
DIAMETER
3'-6
" (N
.T
.S
.)
6"
2" DIA. GALV. STEEL POST (SCHEDULE 40) WITH
CAPS SPACED (5'-6" O.C. MAXIMUM).
SIMPSON STRONG-TIE "PGT2" GALV. STEEL POST
CONNECTORS AND BOLTS TO ATTACH HORIZONTAL
STRINGERS (REFER CONNECTOR DETAIL).
TREATED 2"X4" HORIZONTAL STRINGERS INSIDE
POLYMER COMPOSITE SLEEVES, (3) MINIMUM.
POLYMER COMPOSITE VERTICAL SQUARE TOP
PICKETS (7/16" X 6 1/2"). ATTACH TO STINGERS WITH
GALVANIZED TORX HEAD SCREWS, MINIMUM (2)
PER EACH PICKET TO STRINGER CONNECTION.
PROVIDE (2) 3/8" DIA. WEEP HOLES, TYP.
EXTEND POST 6" MINIMUM INTO CONCRETE SLAB
WITH GALV. SLEEVES. CONTRACTOR'S OPTION TO
PROVIDE SURFACE MOUNTED GALV. STEEL (4)
BOLT PATTERN SHOES WITH POST LOCKING NUTS.
EXPANSION ANCHORS TO EXTEND 6" MINIMUM INTO
CONCRETE.
CONCRETE PAVEMENT, REFER TO SITE PLANS FOR
TYPES. SLOPE TO DRAIN. EXTEND REINFORCEMENT
DOWN INTO THICKEND EDGE.
LAWN OR PAVEMENT, REFER TO SITE PLANS FOR
CONDITIONS.
NOTE:
ALL FASTENERS TO BE GALVANIZE FINISHED
TOP FRONT
SIMPSON STRONG-TIE "PGT2" POST CONNECTOR
DETAIL (NOT TO SCALE)
NOT TO SCALE
TRASH ENCLOSURE DETAIL FOR REFERENCE ONLY
NOT TO SCALE
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
ED
AR
SP
RIN
GS
, MI 4
9319
BB MC
CO
RP
OR
AT
E O
FF
ICE
S23
3 S
OU
TH
PA
TT
ER
SO
NS
PR
ING
FIE
LD, M
ISS
OU
RI
6580
2T
EL:
(417
) 86
2-26
74
KA
SIT
E D
EV
ELO
PM
EN
T D
ET
AIL
S
C2.3
Trash
SS
W
W
WW
WW
W
SS
SS
SS
S
S
O'REILLY AUTO PARTS
85' x 85' / 7562 SQ FT
BRICK BUILDING
FINISHED FLOOR ELEV=844.00
BUILDING HEIGHT= 19'
ENTRY
E
E
E
GG
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
843.32
843.22
843.14843.00843
.54
843.55
843.91
843.84
844.15
844.13
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SSSS
SS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "B"ELEV. = 841.94
BENCHMARK "A"ELEV. = 851.17
14" MAPLE14"18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
342.9
9'
322.00'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
Scrub brush
S00°
45'58
"W 38
3.01'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
10.0'
13.5'
10.0'
9.0'10.0'
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
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man
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ultin
g.co
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8201 Preston Road
Suite 700B
Dallas, Texas 75225
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4288
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MIL
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SIT
E U
TIL
ITY
PLA
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C3.1
LEGEND
SAWCUT & REMOVE
50 SQ FT OF EXIST.
ASPHALT PVMT
GENERAL UTILITY NOTES
1. CONTRACTOR TO OBTAIN ROW PERMIT FOR UTILITY INSTALLATION, PRIOR TO CONSTRUCTION.
2. CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES AND IS RESPONSIBLE TO REPAIR ANY DAMAGE TO
EXISTING UTILITIES DURING CONSTRUCTION AT NO COST TO THE OWNER.
3. ALL UTILITIES ARE SHOWN FROM INFORMATION GATHERED AND SHOULD NOT BE USED AS EXACT.
CONTRACTOR SHALL VERIFY EXACT DEPTHS AND LOCATIONS PRIOR TO UTILITY INSTALLATION.
4. CONTRACTOR SHALL CONTACT THE APPROPRIATE UTILITY COMPANY FOR INSTALLATION AND SPECIFICATION
REQUIREMENTS.
5. ALL PIPE MATERIALS SHALL COMPLY WITH LOCAL REGULATIONS.
6. ALL TRENCHING AND BEDDING SHALL BE PER THE CITY OF CEDAR SPRINGS STANDARDS.
7. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR ALL BUILDING UTILITY TIE INS.
8. ALL CERTIFICATES AND SHOP DRAWINGS MUST BE SUBMITTED, REVIEWED, AND APPROVED PRIOR TO
STARTING CONSTRUCTION.
9. THE CONTRACTOR WILL COORDINATE THE WORK WITH THE UTILITY COMPANIES AND WILL VERIFY ALL
EXISTING PIPE INVERTS AND EXISTING ROAD ELEVATIONS PRIOR TO CONSTRUCTION.
10. PROPOSED ELECTRIC UTILITY IMPROVEMENTS TO BE UNDERGROUND.
11. ALL WORK WITHIN ROW SHALL BE IN ACCORDANCE WITH THE CURRENT MUTCD REQUIREMENTS.
CONNECT TO EXIST. WATER
1" PCV WATER SERVICE BUILDING CONNECTION
SEE PLUMBING PLANS FOR EXACT LOCATION
INSTALL:
1- 1" 90° BEND
INSTALL:
1- 1" 90° BEND
INSTALL:
1- 1.5" DOMESTIC METER
1- 1.5" VALVE & BOX
INSTALL:
1- 1" 45° BEND
INSTALL:
1- 1" 45° BEND
INSTALL:
1- 4" CLEAN-OUT
INVERT: 839.82'
4" PVC SANITARY SEWER SERVICE
BUILDING CONNECTION
INVERT: 840.11
SEE PLUMBING PLANS FOR EXACT LOCATION
INSTALL:
1- 4" CLEAN-OUT
INVERT: 838.94'
INSTALL:
1- 4" CLEAN-OUT
INVERT: 838.06'
INSTALL:
1- 4" CLEAN-OUT
INVERT: 837.40'
CONNECT TO EXIST. SANITARY SEWER
FL EXIST ASSUMED 9' BELOW PVMT.
INVERT: 836.68'
-----CONTRACTOR TO FIELD VERIFY-----
CONTRACTOR TO COORDINATE WITH CITY
WATER DEPARTMENT FOR CONNECTION OF
1.5" WATER LINE TO EXISTING WATER MAIN
CONTRACTOR TO COORDINATE WITH SEWER COMPANY FOR
CONNECTION OF 4" SEWER LINE TO EXISTING SEWER MAIN.
PROPOSED WATER LINE
PROPOSED SANITARY SEWER LINE
UNDERGROUND TELEPHONE & ELECTRIC
SAWCUT
W
S
E
1" PVC WATER SERVICE BUILDING CONNECTION
SEE PLUMBING PLANS FOR EXACT LOCATION
3
4
" IRRIGATION STUB
GAS SERVICE BUILDING CONNECTION
SEE ARCH. PLANS FOR EXACT LOCATION
ELECTRIC SERVICE BUILDING CONNECTION
SEE ARCH. PLANS FOR EXACT LOCATION
EX SANITARY SEWER
CONTRACTOR TO CONFIRM SIZE
EX WATER LINE CONTRACTOR
TO CONFIRM SIZE
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
AR
TS
4288
17
MIL
E R
OA
D N
EC
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(417
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74
KA
SIT
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TIL
ITY
DE
TA
ILS
C3.2
SCALE: N.T.S.
CLEAN-OUT CONNECTION DETAIL
5
TYP.
4"
ROUND CONCRETE RING
#3 BARS ALL AROUND
(W/6" OVERLAP)
CLEAN-OUT BOX SHALL BE
INDEPENDANT OF PIPE AND
THEREFORE FREE TO MOVE
WITH SETTLEMENT OF GRADE
SHORT LENGTH OF CAST IRON
PIPE WITH CLEAN-OUT BOX
GRADE
CONCRETE
24"x24"x8" DEEP
CLEAN-OUT BOX
CLEAN-OUT PLUG
6" WYE
6" 45° BEND
6" CAP
CONC. PAD 24"x24"x24"
COVER
SPECIAL NOTE:
PRIOR TO CONTRACT CLOSEOUT, CONTRACTOR SHALL SECURE
THE SERVICES OF A REGISTERED LAND SURVEYOR TO PROVIDE
SITE SURVEY OF COMPLETED PROJECT CONDITIONS AND SUBMIT
FOR REVIEW AND APPROVAL BY OWNER. REFER TO PROJECT
MANUAL FOR ADDITIONAL REQUIREMENTS.
DEVELOPER SPECIAL NOTE:
WHERE ASPHALT PAVING IS TO BE USED, FRONT HEAD IN
PARKING SHALL BE CONCRETE AND 2'-6" WIDE MINIMUM
CONCRETE PAVING APRON PROVIDED ADJACENT TO BUILDING
PERIMETER. SUBMIT GEOTECHNICAL REPORT WITH PAVEMENT
DESIGN RECOMMENDATIONS FOR REVIEW AND APPROVAL.
METER & BACKFLOW LOCATIONS
· 2-1" METERS & IRRIGATION BACKFLOW DEVICE ARE TO BE
INSTALLED OUTSIDE BUILDING. REFER TO IRRIGATION
PLANS.
· 1 RPZ TO BE INSTALLED INSIDE BUILDING. SEE PLUMBING
PLANS FOR LOCATION.
SS
W
WW
WW
W
SS
SS
SS
S
S
GG
UT UT UT UT
K "A"851.17
14" QUAD COTTONWOOD
14" MAPLE14"18" MAPLE
18" MAPLE
UT UT UT UT
14" QUAD COTTONWOOD
14" MAPLE14"18" MAPLE
18" MAPLE
K "A"851.17
DR
IP L
INE
EXISTINGGRADE
8' O.C. AVERAGE
4'
29
30
31
32
33
34
35
L1.0
AUTO
PAR
TS
PLANTING SCHEDULE
MARK COMMON NAME SCIENTIFIC NAME QUANTITY SIZE DETAIL NOTES
RED MAPLE ACER RUBRUM 'October Glory' 4 2.5" CAL.MIN. 2 L1.0 B&B
ASPEN POPULUS TREMULOIDES 5 2.5" CAL.MIN. 2 L1.0 B&B
SNOWBALL VIRBURNUM VIBURNUM OPULUS 'ROSEUM' 26 30" HT. MIN. 3 L1.0 CONTAINER
BIG BLUE LIRIOPE LIRIOPE MUSCARI 'BIG BLUE' 135 24" MIN. 5 L1.0 CONTAINER
PACHYSANDRA PACHYSANDRA TERMINALIS 114 12" MIN. 5 L1.0 CONTAINER
DAYLILY 'STELLA D'ORO' HEMEROCALLIS 'STELLA D'ORO' 100 24" MIN. 5 L1.0 CONTAINER
GRASS SOD X 31,994SF
TREE PROTECTION SEE DETAIL 6 L1.0
A. REFER TO CIVIL DRAWINGS FOR ADDITIONAL REQUIREMENTS .
B. ALL PLANTING TYPES SHALL COMPLY WITH LOCAL GOVERNING CODES AND REGULATIONS. CONFORM TO REQUIREMENTS OF PLANTLIST AND TO THE AMERICAN ASSOCIATION OF NURSERYMEN ''AMERICAN STANDARD OF NURSERY STOCK'' AND "HORTICULTURALSTANDARDS" AS TO SPECIES, AGE, SIZE, AND PLANTING RECOMMENDATIONS.
C. NO MATERIAL SUBSTITUTIONS SHALL BE MADE WITHOUT THE LANDSCAPE ARCHITECT'S PRIOR WRITTEN APPROVAL. ALTERNATEMATERIALS OF SIMILAR SIZE AND CHARACTER MAY BE CONSIDERED IF SPECIFIED PLANT MATERIALS CANNOT BE OBTAINED.
D. PLANT LOCATIONS ARE APPROXIMATE. ADJUST AS NECESSARY TO AVOID CONFLICTS.
E. QUANTITIES OF MATERIALS SHOWN ON LANDSCAPE PLAN TAKE PRECEDENCE OVER QUANTITIES SHOWN ON PLANTING SCHEDULE.CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL QUANTITIES ON LANDSCAPE PLAN.
F. PROVIDE 4" TOPSOIL AT ALL SOD, SEED AND PLANTING AREAS. GRADE SHALL BE ADJUSTED FOR SOD THICKNESS. REFER TO CIVILSITE GRADING PLAN FOR SLOPE REQUIREMENTS.
G. WHEN CLAY SOIL IS ENCOUNTERED IN THE ESTABLISHED OF THE LAWN OR THE INSTALLATION OF PLANT MATERIAL IT SHALL BEIMPROVED IN ACCORDANCE WITH STANDARD TRADE PRACTICE.
H. RE-ESTABLISH TURF IN AREAS DISTURBED BY GRADING OR UTILITY TRENCHING IN THE RIGHT-OF-WAY.
K. ALL LAWN AREAS AND PLANTED AREAS ARE TO BE IRRIGATED WITH AN UNDERGROUND IRRIGATION SYSTEM.
L. PRIOR TO INSTALLATION, GENERAL CONTRACTOR TO CONFIRM THAT LIGHT POLES, LANDSCAPING AND UTILITIES DO NOT CONFLICTWITH SIGN LOCATION SHOWN. IF ANY POTENTIAL CONFLICT IS DISCOVERED, GENERAL CONTRACTOR IS TO CONTACT O'REILLYPROJECT ADMINISTRATOR BEFORE PROCEEDING.
M. MULCH AREAS WITH TRIPLE GROUND HARDWOOD MULCH 3" MIN. DEPTH.
N. FORMAL LINES AND GROUPINGS OF A SPECIES OF TREE, SHRUB, GROUNDCOVER SHALL BE MATCHED FOR SIZE, FORM, AND COLOR.
O. ALL BACKFILL IN PLANTING BEDS AND TREE PITS SHALL BE BACKFILLED WITH PLANTING SOIL.
P. ALL TREES OUTSIDE OF PLANT BEDS SHALL BE PLANTED WITH A MULCH RING.
Q. AT PLANTING, TREE TRUNKS MUST BE STRAIGHT WITH MINIMAL DOGLEGS.
R. WIRE BASKETS, BURLAP WRAPPINGS, ROPE, TWINE OR ANY SIMILAR SHIPPING MATERIALS SHALL BE REMOVED BEFORE PLANTING.
GENERAL NOTES:
SCALE:
SODDING WITH PINS4L1.0 N.T.S. SCALE:
PLANT BED5L1.0 N.T.S.SCALE:
TREE PLANTING2L1.0 N.T.S.
SCALE:
SHRUB PLANTING3L1.0 N.T.S.
3
3
4
5
6
7
8
9
10
11
12
13
14
15
22
10
23
14
8
19
20
21
16
17
18
25 26
28
2724
KEY NOTES:AREA OF SOD: REFER TO DETAIL 4/L1.
AREA OF SEED
PLANTING: REFER TO PLANTING SCHEDULE FOR TYPE
RUBBER HOSE
3 GUY WIRES
TREE WRAP
SET TREE CROWN AT ORIGINAL DEPTH
MULCH 3" DEPTH, NO NOT PLACE MULCH AGAINST TRUNK
SOIL SAUCER 4" DEEP
PLANTING SOIL MIX
EXISTING GRADE
3 STAKES (OPTION METAL ANCHORS)
REMOVE BURLAP & TIES FROM TOP OF BALL ONLY
EXISTING SOIL
AUGER HOLE
TREE PIT
ROOT BALL
STAKE
PLANT CENTER
PLANT ROW
SHRUB SPACING, ALL EQUAL OR AS SHOWN ON PLANTINGPLAN
SET SHRUB AT ORIGINAL DEPTH
ROOT BALL
REFER TO SITE GRADING PLAN FOR SLOPE. PLACE THREEPINS EVERY 2'-0", SPACING EQUALLY. SOD SHALL BECOMPOSED OF KENTUCKY BLUEGRASS.
SUB GRADE
GROUNDCOVER BEDREFER TO DETAIL 5/L1.
4" BLACK POLY VINYL EDGING
LAWN
EXISTING TREES TO REMAIN
2"X4" WOOD POST. SUPPORTED BY KNEE BRACING ONINSIDE OF FENCE (AS NEEDED).ORANGE SNOW FENCE OR APPROVED EQUAL. STAPLE TOWOOD FRAME.
2"X4" WOOD FRAME
ATTACH POST TO INSIDE OF 2"X4" WOOD FRAME
2"X4" WOOD SUPPORT KNEE BRACE SET ON INSIDE OFPROTECTION FENCING (AS NEEDED)
WOOD STAKE TO ANCHOR 2"X4" KNEE BRACE
SCALE:
LANDSCAPE PLAN1L1.0 1"=20'
SCALE:
TREE PROTECTION FENCE6L1.0 N.T.S.
SEC. 40-292. – PURPOSE B-2 This district is intended to concentrate community retail and service activities in a single core area. The creation of this district reflects the city's commitment to strengthening the central business district as an economic center for the city and the neighboring communities. SEC. 40-293. - USES PERMITTED.
a) Generally recognized retail businesses that supply commodities on the premises
within a completely enclosed building, such as but not limited to foods, pharmacy, liquor, furniture, clothing, dry goods, appliances or hardware.
b) Personal service establishments that performs services on the premises within a completely enclosed building, such as but not limited to repair shops for electronics, watches, shoes and similar items, tailor shops, print shops, hair and nail salons, barbershops, therapeutic massage pet grooming, and photographic studios but excluding tattoo or piercing parlors.
c) Professional and business offices. d) Banks, credit unions, and other financial institutions, but not including those with
drive-through facilities. e) Health and fitness establishments, martial arts and boxing schools. f) Offices and showrooms of plumbers, electricians, decorators, or other similar trades. g) Commercial schools including art, music, dance business, professional and trade. h) Restaurants, coffee shops, bakeries, taverns and similar retail food establishments
including those with walk up window service and those which allow dancing, live entertainment, or the consumption of alcoholic beverages on the premises but not including such establishments with drive through facilities. Outdoor dining is permitted in accordance with Sections 40-465 and Section 470 herein. Outdoor dining may be separated from the sidewalk only with movable planters, fencing or similar non-fixed barriers, provided they do not exceed a height of 36 inches including plant material.
i) Brew pubs, j) Farmers Market per Chapter 24 of the Code of Ordinances of Cedar Springs. k) Medical, optical, dental, and veterinary offices and clinics. l) Government office buildings and post office. m) Public and institutional uses such as libraries, museums, civic centers, and
auditoriums. n) Catering establishments o) Video gaming establishments p) Dwelling units located above a non-residential use subject to the following
requirements except that any single-family detached dwelling units and other residential uses existing as of the effective date of this ordinance are exempt from these requirements: 1. A dwelling unit shall not be located on the ground floor. 2. Each dwelling unit shall contain a minimum of 600 square feet of floor area.
3. One parking space shall be provided for each bedroom within the dwelling unit. These spaces may be provided as follows:
i. On site; or ii. In a City of Cedar Springs operated parking lot as may be approved
by the City Council; or ii. The off-street space or spaces may be within 300 feet of the dwelling unit
served. The 300 feet measurement shall be taken in a straight line from the parking space to the building containing the dwelling unit.
iv. Documentation of the required parking spaces shall be provided to the Zoning Administrator prior to issuance of a building permit.
2. Direct access to dwelling units shall be provided by a doorway located on the outside of the building, which is separate from the doorway used to access the first-floor use.
3. Window air conditioning units shall not project beyond the face of the building for that portion of the building that fronts on a street.
4. Prior to establishing an upper story dwelling unit, approval must be obtained from the Zoning Administrator to determine compliance with the requirements of this section.
5. A building permit shall be obtained from the City in order to establish a dwelling unit in an upper story. All units shall comply with the requirements of the Americans with Disabilities Act.
q) Outdoor display of merchandise subject to Section 40-444(5) herein. r) Conversion of existing single-family dwellings to a commercial, office or non-
residential use including the enlargement of an existing dwelling shall comply with the following: 1. The proposed use shall be subject to site plan review by the Planning
Commission. 2) The primary entrance to the building shall face the street from which the address
of the building is derived or be located on the side of the building. 3) The building shall comply with the requirements of the Cedar Springs Building
Code. 4) Exterior defects in the building or property such as cracked, chipped or peeling
siding or paint, cracked sidewalk, unkempt lawn or landscaping shall be identified as part of the site plan review process and corrected before the building is occupied.
5) A walkway shall be provided from the existing or proposed sidewalk within the right- of-way to the primary building entrance.
6) Required parking shall be provided on the site, on the street or within a City owned parking lot located within 300 feet of the site.
7) Retail items offered for sale on the site may be displayed outdoors behind the front lot line but only during business hours of operation.
s) Municipal parking lots not directly associated with a principal use t) Fraternal or social club or lodge. u) Incubator facilities. v) Parks, public open spaces, swimming pools and community building. w) Accessory uses and structures customarily incidental to the principal use.
SEC. 40-294. - SPECIAL LAND USES. The following uses may be permitted in the B-2, Central Business District upon authorization as a Special Land Use by the Planning Commission in accordance with the requirements of Article VIII herein.
a) Establishments with drive-through facilities per Section 40-574(e)-(f) herein. b) Non-residential planned unit developments per Article IX. c) Private parking lots not directly associated with a principal use per 40-576(c) herein. d) Indoor commercial recreation facilities such as theaters, bowling alleys, skating rinks,
rock climbing, ball sports, pool and billiard hall, but excluding firearm and archery ranges per Section 40- 574(d) herein.
e) Community centers owned and operated by a public or nonprofit agency. f) Churches, mosques, synagogues and similar places of religious worship per Section
40-575(b) herein. g) Municipal buildings, utility buildings and regulating substations and pressure control
stations per Section 40-575(h) herein. h) Public garages and automobile repair establishments per Section 40-576(g) herein. i) Hotel and motel. j) Hotels and motels including accessory uses such as restaurants, taverns,
conference rooms, exercise rooms, swimming pools, and banquet facilities. k) Gas station/convenience stores with or without restaurants. l) Establishments for the repair of small engines, appliances and similar equipment. m) Repair of motorcycles, snowmobiles, all-terrain vehicles, boats and similar
vehicles that are required to be licensed by the State of Michigan. n) Residential uses that do not have Main Street frontage per Section 40-577(e) herein. o) Production of merchandise on the premises, provided that-such production shall not
be detrimental either by odor, noise, vibration, or smoke to the nearest occupied dwelling.
p) Child care or day care center per Section 40-458 herein. q) Adult foster care large group home per Section 40-458 herein.
January 30, 2020
Project No. 190022
Michael Womack
City Manager
City of Cedar Springs
66 South Main Street
Cedar Springs, MI 49319
4288 – 17 Mile Road
O'Reilly Auto Parts
Site Plan Review
Dear Michael:
Fishbeck has reviewed the site plan drawings dated January 28, 2020, for the O’Reilly Auto Parts for 4288 – 17
Mile Road as submitted by Bowman Consulting. It is our understanding the site plan will be reviewed on
February 4, 2020, by the Planning Commission meeting.
The applicant has proposed construction of building at 4288 – 17 Mile Road. The proposed site work includes the
following:
• Construction of an approximately 7,562-square-foot building.
• Construction of a parking lot, sidewalks, and a detention pond with a restricted release.
• Construction of a sanitary sewer lateral and water service.
Storm Water and Drainage
The current Storm Water Ordinance (SWO) applies to any development site that will alter the storm water
drainage characteristics. The proposed building and parking lot construction is located in storm Zone A. The
redevelopment drawings indicate an increase in impervious area of 27,859 square feet. With the project’s
proximity to Cedar Creek and potentially being in the floodplain, the applicant shall obtain approval for the work
and discharge from Michigan Environment, Great Lakes, and Energy (EGLE) and the Kent County Drain
Commission (KCDC).
Flood Control Requirements
The applicant has proposed a detention basin with an outlet control structure with a single orifice to restrict flow
to the maximum allowed based on the acreage of the developed site. The site is designed to drain rainwater
utilizing overland flow to the detention basin. The applicant has provided calculations that support the sizing of
the basin. The water will be able to infiltrate through the existing sandy soil since the outlet is above the bottom
of the pond. The detention basin sizing is based on the 25-year rain event which meets Zone A requirements. The
detention basin outlets through a riprap spillway to Cedar Creek. In general, the calculations provided are
acceptable.
Michael Womack
January 30, 2020 Fishbeck | Page 2
Z:\2019\190022\WORK\CORR\LT_WOMACK_17MILESPR_2020_0130.DOCX
Water Quality Control Requirements
The SWO requires that the first 0.5-inch of runoff be detained for 24 hours to allow settling of contaminates or
silt. The applicant has included a detention basin that holds the runoff and releases it slowly through one small
orifice (2.25 inch) on the outlet control structure that is elevated above the bottom of pond. The water will be
able to infiltrate through the existing sandy soil over the first 24 hours.
Bank Erosion Control Requirements
The SWO requires that the rate of release of storm water shall be limited to 0.05 cfs/acre for a 2-year storm
event. The applicant has provided calculations that show the basin releases the runoff slowly through the
2.25-inch orifice on the outlet control structure.
Utilities
The project is proposing a 1-1/2-inch water service planned to be open cut through 17 Mile to be tapped on the
existing 12-inch water main. The project also proposes a 4-inch sanitary lead to be open cut through 17 Mile to
the existing 8-inch sanitary sewer. Approval from the Kent County Road Commission (KCRC) prior to work in the
public Right of Way.
SESC
SESC measures are shown on the Bowman Consulting drawings provided to us. The applicant will need to obtain a
SESC permit from the KCRC prior to beginning any earth change activities.
Conclusion
At this time, we are comfortable recommending approval of the site plan from an engineering standpoint. The
applicant will need to obtain the proper approvals from the KCDC, EGLE, and KCRC for appropriate permits.
If you have any questions or require additional information, please contact me at 616.464.3908 or
Sincerely,
Neil P. De Wit, PE
Senior Civil Engineer
By email
Copy: Tim Johnson – Main Street Planning Company
Rebecca Johnson – City of Cedar Springs
Michael L. Berrevoets, PE – Fishbeck
UT
UT
UT
UT
UT
UT
12" wood wall
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
O
H
24.2'
16.5'
Existingbuilding
20.3'
C
e
d
a
r
C
r
e
e
k
843.32
843.22
843.14843.00843
.54
843.55
843.91
843.84
844.15
844.13
834.50
834.48
834.53
834.45
834.46
834.52
834.15
834.10
834.0
8
834.0
3
834.03
833.90
833.84
833.76
833.92
833.82
833.60
833.51
SS SS SS SS SSSS SS SS SS SS
SS SS SS SS SSSS
SSSS
SS
SSSS
SSSS
SSSS
SS
SSSS
SSSS
F.F. =837.38
EASEMENT IN FAVOR OFMICHIGAN BELLTELEPHONE COMPANYPER LIBER 2502, PAGE 582
BENCHMARK "B"ELEV. = 841.94
BENCHMARK "A"ELEV. = 851.17
343.0
0'
342.9
9'
322.00'
S00°
45'58
"W 38
3.01'
S89°47'50"W 321.48'
N00°
40'43
"E 38
3.00'
N89°47'50"E 322.06'14" MAPLE14"
18" MAPLE12" MAPLE
18" MAPLE
343.0
0'
17 MILE ROAD
(80 FOOT WIDE PUBLIC ROW)
EAST
LINE
, WES
T 1/2
, NE
1/4, N
W 1/
4, SE
C. 36
, T10
N, R
11W
PP#41-02-36-100-008PARGO LLC
4330 17 MILE RD
PP#41-02-36-100-053NATHAN V BURLEY
13915 WEST ST
PP#41-02-36-100-007DORIS E GRANNIS TRUST
Scrub brush
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP) HIGHWAY COMMERCIAL
WITH A WATERFRONTOVERLAY-R3
(SOLON TOWNSHIP)
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP)
HIGHWAY COMMERCIALWITH A WATERFRONT
OVERLAY-R3(SOLON TOWNSHIP)
Trash
O'REILLY AUTO PARTS
85' x 85' / 7562 SQ FT
BRICK BUILDING
FINISHED FLOOR ELEV=844.00
ENTRY
Know what's below.before you dig.Call
R
RE
VIS
ION
S
---
---
---
Pho
ne: (
972)
497
-299
2F
ax: (
512)
327
-406
2w
ww
.bow
man
cons
ultin
g.co
m
8201 Preston Road
Suite 700B
Dallas, Texas 75225
O'R
EIL
LY A
UT
O P
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C2.1
PROP. HEAVY DUTY CONCRETE PVMT
PROP. STANDARD CONCRETE PVMT
PROP. HEAVY DUTY ASPHALT PVMT
PROP. BUILDING
NEW MONUMENT SIGN
NEW LIGHT POLE
PARKING COUNT
LEGEND
ZONING CODE
ZONING
CLASSIFICATION HC - HIGHWAY COMMERCIAL
PROPERTY AREA 123,198 SQ FT
PAVEMENT AREA 19,229 SQ FT
PARKING SUMMARY
FORMULA 1 SPACE PER 200 SQ FT GFA
STALL SIZE 9' X 18'
REQUIRED STALLS 38
PROPOSED STALLS 38
HANDICAP STALLS 2
SPECIAL NOTE:
PRIOR TO CONTRACT CLOSEOUT, CONTRACTOR SHALL SECURE
THE SERVICES OF A REGISTERED LAND SURVEYOR TO PROVIDE
SITE SURVEY OF COMPLETED PROJECT CONDITIONS AND SUBMIT
FOR REVIEW AND APPROVAL BY OWNER. REFER TO PROJECT
MANUAL FOR ADDITIONAL REQUIREMENTS.
GENERAL NOTES
KEY NOTES
1 CONCRETE PAVING (STANDARD DUTY) AT
PARKING AREAS, REFER TO DETAIL 1/C2.2.
1A ASPHALT PAVING (STANDARD DUTY) AT PARKING
AREAS, REFER TO DETAIL 1A/C2.2.
2 CONCRETE PAVING (HEAVY DUTY) AT DRIVE
AREAS, DRIVE APRONS, FIRE LANES, AND REFUSE
AREA, REFER TO DETAIL 2/C2.2.
2A ASPHALT PAVING (HEAVY DUTY) AT DRIVE AREAS
AND FIRE LANES, REFER TO DETAIL 2A/C2.2.
3 CONCRETE CURB, REFER TO DETAIL 3/C2.2.
4 CONCRETE SIDEWALK CURB, REFER TO DETAIL
4/C2.2. REFER TO STRUCTURAL DRAWINGS FOR
LAYOUT OF CONTROL AND EXPANSION JOINTS
ADJACENT TO BUILDING PERIMETER.
5 CONCRETE SIDEWALK OR DOOR LANDING, REFER
TO DETAIL 5/C2.2 AND STRUCTURAL DRAWINGS.
LANDING MAY BE POURED MONOLITHIC WITH
PAVING IF CONCRETE PAVING IS PROVIDED.
6 ACCESSIBLE PARKING SYMBOL PAVEMENT
STRIPING, REFER TO DETAIL 6/C2.2.
7 STEEL BOLLARD, REFER TO DETAIL 7/C2.2. PROVIDE
(2) AT REFUSE CONTAINER AREA, (2) AT SECTIONAL
OVERHEAD FREIGHT DOOR, AND AT FRONT ENTRY.
REFER TO STRUCTURAL DRAWINGS FOR LAYOUT OF
BOLLARDS ADJACENT TO BUILDING PERIMETER.
8 ACCESSIBLE PARKING SIGN, REFER TO DETAIL
8/C2.2.
9 DETECTABLE WARNING SURFACE, REFER TO DETAIL
9/C2.2.
10 ACCESSIBLE CONCRETE CURB RAMP TO BE
INSTALLED PER CITY AND OR STATE DESIGN
STANDARDS. IF NO STANDARDS PROVIDE
CONCRETE CONSTRUCTION PER DETAIL 10/C2.2.
11 ACCESSIBLE PARKING SPACE WITH ACCESS AISLE
(ADA COMPLIANT) TO SLOPE 2% MAXIMUM IN ALL
DIRECTIONS. PROVIDE PAVEMENT MARKINGS TO
MATCH STRIPING COLOR UNLESS OTHERWISE
REQUIRED TO COMPLY WITH GOVERNING
ACCESSIBILITY REGULATIONS.
12 REFUSE ENCLOSURE, REFER TO 1/C2.3.
13 CONCRETE BUMPER BLOCK (8" W X 5" H X 6'-0" LONG)
ANCHORED TO PAVING WITH (2)1'-6" LONG #4 REBAR.
14 PARKING LOT LIGHTING, REFER TO SITE UTILITY
PLAN FOR TYPE AND CONSTRUCTION.
15 4" WIDE PAVEMENT STRIPING AS SHOWN USING
HIGHWAY MARKING PAINT - YELLOW (2 COATS).
16 SITE SIGN, REFER TO SHEET SG1.1 FOR TYPE AND
CONSTRUCTION. SIGN OWNER FURNISHED AND
INSTALLED (REFER TO SCOPE OF WORK SCHEDULE).
REFER TO SITE UTILITY PLAN FOR ADDITIONAL
REQUIREMENTS.
17 CONCRETE DRIVE APRON TO BE INSTALLED PER
CITY AND / OR STATE DESIGN STANDARDS. IF NO
STANDARDS PROVIDE CONCRETE CONSTRUCTION
PER DETAIL 2/C2.2.
18 LIMITS OF NEW PAVING. MATCH EXISTING PAVEMENT
TRANSITION ELEVATIONS. AT TRANSITIONS OF NEW
CONCRETE TO EXISTING CONCRETE PAVEMENT,
EPOXY DOWEL 6" MINIMUM INTO EXISTING WITH #4 X
1'-6" SMOOTH DOWELS MATCHING NEW PAVEMENT
REINFORCEMENT SPACING. PROVIDE SEALANT AT
JOINTS.
19 ROLL DOWN CURB END TRANSITION SLOPING 1:2.
20 CONCRETE CURB IN RIGHT-OF-WAY TO MATCH
EXISTING PER CITY AND / OR STATE DESIGN
STANDARDS.
21 CURB OPENING, REFER TO SITE GRADING PLAN FOR
ADDITIONAL REQUIREMENTS.
22 CONCRETE SIDEWALK IN RIGHT-OF-WAY OR
EASEMENT TO BE INSTALLED PER CITY AND / OR
STATE DESIGN STANDARDS. IF NO STANDARDS
PROVIDE CONCRETE CONSTRUCTION PER DETAIL
5/C2.2.
23 3' WIDE MINIMUM DESIGNATED ACCESSIBLE ROUTE.
SLOPE 5% MAXIMUM IN DIRECTION OF TRAVEL WITH
2% MAXIMUM CROSS PROVIDE PAVEMENT STRIPING
AS INDICATED.
24 CONCRETE STORM WATER CONTROL SYSTEM,
REFER TO SITE GRADING PLAN.
25 FIRE LANE TO BE INSTALLED PER FIRE MARSHAL
DESIGN STANDARDS. IF NO STANDARDS, PROVIDE 4"
RED STRIPING AND CURB PAINT AROUND
DRIVEWAYS AND PARKING ACCESS AISLE
PERIMETER WITH 8" WHITE HELVETICA LETTERS
STATING "NO PARKING - FIRE LANE" AT
LOCATIONS INDICATED.
26 CONCRETE PAVING APRON TO BE PROVIDED WHERE
ASPHALT PAVEMENT USED, REFER TO DETAIL
11/C2.2.
17
1
11
13
12
DEVELOPER SPECIAL NOTE:
WHERE ASPHALT PAVING IS TO BE USED, FRONT HEAD IN
PARKING SHALL BE CONCRETE AND 2'-6" WIDE MINIMUM
CONCRETE PAVING APRON PROVIDED ADJACENT TO BUILDING
PERIMETER. SUBMIT GEOTECHNICAL REPORT WITH PAVEMENT
DESIGN RECOMMENDATIONS FOR REVIEW AND APPROVAL.
1A
1A
1A
2A
6
15
11
18
5
13
16
A REFER TO PROJECT MANUAL FOR ADDITIONAL
REQUIREMENTS. ALL ON SITE CONCRETE TO BE
4,000 PSI.
B SITE DIMENSIONS TO FACE OF CONCRETE
PROPERTY LINE, OR CENTER LINE OF STRIPING
UNLESS OTHERWISE NOTED.
C COORDINATE WORK WITH OTHER SITE
RELATED DEVELOPMENT DRAWINGS.
D REFER TO STRUCTURAL DRAWINGS FOR BUILDING
DIMENSIONS AND LAYOUT OF SIDEWALKS
ADJACENT TO BUILDING PERIMETER.
E PRIOR TO INSTALLATION, CONTRACTOR TO
VERIFY LOCATIONS OF LIGHT POLES,
LANDSCAPING, AND UTILITIES DO NOT CONFLICT
WITH SITE SIGN LOCATION SHOWN. IF CONFLICT
IS DISCOVERED, CONTRACTOR TO NOTIFY
OWNER'S REPRESENTATIVE PRIOR TO
PROCEEDING WITH THE WORK.
F FOR BUILDING FRONT SIDEWALK GENERAL
DEVELOPMENT LAYOUT CONCEPT, REFER TO
DETAIL 12/C2.2.
10
3
3
14
14
21
3
3
21
14
14
20
2
5
'
R
2A
4
98
7
8
7
7
15
2
6 6
PROJECT DESCRIPTION
THE EXISTING SITE IS CURRENTLY VACANT WITH A LOT OF TREES
AND A CREEK.
THE PROPOSED DEVELOPMENT IS AN APPROXIMATELY 7,627
SQUARE FEET O'REILLY AUTO PARTS STORE WITH ASSOCIATED
PARKING AND LANDSCAPING.
22
22
22
22
22
1010
LO
AD
IN
G
ZO
NE
2A
2A
10
4
10
12
1
SETBACK LINE
PROPERTY LINE
2
City Manager’s Office
Cedar Springs City Hall 66 S. Main St. PO Box 310 February 26th, 2020 Cedar Springs, MI 49319 RE: 20 East Church St. Setaputri DDS
Mr. Stalsonburg,
I concur with the City Planner that the Site Plan documents submitted by Exxel Engineering and other companies regarding 20 East Church St., Setaputri DDS meet all of the City’s planning and zoning requirements and are approved of by the Planning Commission and Zoning Administrator for the City of Cedar Springs.
Specifically, the Site Plan dated 02-05-2020, the lighting plan dated 01-29-2020, the landscaping plan dated 01-14-2020 and the colored elevation plan received on 02-13-2020 are all approved as presented.
You must now contact the City’s building inspector, IMS (616) 863-9294, to inquire about building permits moving forward.
I also want to thank-you again for the high-quality work that was submitted as part of your application which made it easy to review and approve. Please don’t hesitate to contact my office again if you have any questions or concerns about your project.
Sincerely,
____________________________________
Mike Womack City Manager City of Cedar Springs
66 S Main St, Cedar Springs, MI 49319 [email protected]
66 S. Main Street P.O. Box 310 Cedar Springs, Michigan 49319-0310 www.cityofcedarsprings.org
Phone 616.696.1330