Cedar Springs Planning Commission Meeting AGENDA Tuesday ... · 3/3/2020 · cedar springs, mi 49319 (616) 696-0310 electric consumers energy 4000 clay avenue sw grand rapids, mi

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.


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


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.


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.


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.


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.


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.


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.


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

mailto:[email protected]

http://www.cityofcedarsprings.org/

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]


Phone 616.696.1330

mailto:[email protected]


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.

http://newords.municode.com/readordinance.aspx?ordinanceid=602437&datasource=ordbank

http://newords.municode.com/readordinance.aspx?ordinanceid=602437&datasource=ordbank

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)

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O'REILLY AUTO PARTSPROPOSED CONSTRUCTION PLANS FOR

OWNER / DEVELOPER6S DEVELOPMENT, LLC

KAYLA SANDERS17311 DALLAS PARKWAY, SUITE 220

DALLAS, TX - 75248PHONE: (903) 271-0469

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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.


R

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---

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8201 Preston Road

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Dallas, Texas 75225

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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

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3.00'

N89°47'50"E 322.06'

Trash

SS

W

W

WW

WW

W

SS

SS

SS

S

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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


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

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6580

2T

EL:

(417

) 86

2-26

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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


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Pho

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497

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512)

327

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2w

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cons

ultin

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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


SSSS

SSSS

SSSS

SSSS

SSSS

SSSS

SS

F.F. =837.38




18" MAPLE

343.0

0'

342.9

9'322.00'

17 MILE ROAD


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


13915 WEST ST


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


R

RE

VIS

ION

S

---

---

---

Pho

ne: (

972)

497

-299

2F

ax: (

512)

327

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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

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, MI 4

9319

BB MC

CO

RP

OR

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PR

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(417

) 86

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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


SSSS

SSSS

SSSS

SSSS

SSSS

SSSS

SS

F.F. =837.38




18" MAPLE

343.0

0'

342.9

9'322.00'

17 MILE ROAD


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


13915 WEST ST


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



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


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

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PA

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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


SSSS

SSSS

SSSS

SSSS

SSSS

SSSS

SS

F.F. =837.38




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


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


13915 WEST ST


Scrub brush

HIGHWAY COMMERCIALWITH A WATERFRONT

OVERLAY-R3(SOLON TOWNSHIP) HIGHWAY COMMERCIAL

WITH A WATERFRONTOVERLAY-R3

(SOLON TOWNSHIP)


OVERLAY-R3(SOLON TOWNSHIP)



Trash

O'REILLY AUTO PARTS

85' x 85' / 7562 SQ FT

BRICK BUILDING



ENTRY

E

E

E

GG


R

RE

VIS

ION

S

---

---

---

Pho

ne: (

972)

497

-299

2F

ax: (

512)

327

-406

2w

ww

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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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AR

SP

RIN

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9319

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CO

RP

OR

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(417

) 86

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SIT

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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:






(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







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


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


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Dallas, Texas 75225

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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


R

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Pho

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972)

497

-299

2F

ax: (

512)

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cons

ultin

g.co

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8201 Preston Road

Suite 700B

Dallas, Texas 75225

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LY A

UT

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TS

4288

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Trash

SS

W

W

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W

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SS

S

S

O'REILLY AUTO PARTS

85' x 85' / 7562 SQ FT

BRICK BUILDING



ENTRY

E

E

E

GG

UT

UT

UT

UT

UT

UT

12" wood wall

O

H

O

H

O

H

O

H

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H

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H

O

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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


SSSS

SSSS

SSSS

SSSS

SSSS

SSSS

SS

F.F. =837.38





18" MAPLE

343.0

0'

342.9

9'

322.00'

17 MILE ROAD


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


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'


R

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VIS

ION

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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

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D N

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N

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


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


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


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8201 Preston Road

Suite 700B

Dallas, Texas 75225

O'R

EIL

LY A

UT

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4288

17

MIL

E R

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D N

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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:












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

[email protected].

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

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24.2'

16.5'

Existingbuilding

20.3'

C

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r

C

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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




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


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


13915 WEST ST


Scrub brush


OVERLAY-R3(SOLON TOWNSHIP) HIGHWAY COMMERCIAL

WITH A WATERFRONTOVERLAY-R3

(SOLON TOWNSHIP)





Trash

O'REILLY AUTO PARTS

85' x 85' / 7562 SQ FT

BRICK BUILDING


ENTRY


R

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---

---

Pho

ne: (

972)

497

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8201 Preston Road

Suite 700B

Dallas, Texas 75225

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4288

17

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-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --

CO

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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:






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


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







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


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

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SBX

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T

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S

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S

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D

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T

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T

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EM

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CAD file name: V:\040062 - O'Reilly Auto Parts Cedar Springs MI\040062-01-003 (ENG) - O'Reilly Auto Parts Cedar Springs MI\Engineering\Engineering Plans\040062__SITE PLAN.dwg 2/4/2020

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THIS DOCUMENT, TOGETHER WITH THE CONCEPTS AND DESIGNS PRESENTED HEREIN, AS AN INSTRUMENT OF SERVICE, IS INTENDED ONLY FOR THE SPECIFIC PURPOSE AND CLIENT FOR WHICH IT WAS PREPARED. REUSE OF AND IMPROPER RELIANCE ON THIS DOCUMENT WITHOUT WRITTEN AUTHORIZATION AND ADAPTATION BY BOWMAN CONSULTING SHALL BE WITHOUT LIABILITY TO BOWMAN CONSULTING..

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THE LOCATION OF EXISTING UNDERGROUND UTILITIES ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTORS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.

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DATE

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DESCRIPTION

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REVISION

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THESE DOCUMENTS ARE FOR DESIGN REVIEW AND NOT INTENDED FOR CONSTRUCTION, BIDDING OR PERMIT PURPOSES. THEY WERE PREPARED BY OR UNDER THE SUPERVISION OF: : NAME: PAYMAN HOMAYOUNI, P.E. PAYMAN HOMAYOUNI, P.E. P.E.#: 6201048361 6201048361 DATE: January 28, 2019January 28, 2019

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PRELIMINARY PLANS FOR REVIEW ONLY

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SHEET

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JOB No.

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DESIGN

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DRAWN

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CHKD

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040062-01-003

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( IN FEET )

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GRAPHIC SCALE

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10'

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40'

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20'

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SCALE: 1" = 20'

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0

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PROPOSED 24' ACCESS EASEMENT

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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]


Phone 616.696.1330


Documents

Cedar Springs Planning Commission Meeting AGENDA Tuesday ... · 3/3/2020 · cedar springs, mi 49319 (616) 696-0310 electric consumers energy 4000 clay avenue sw grand rapids, mi