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The City of FerndaleAgenda
Planning Commission MeetingWEDNESDAY, MAY 6, 2020 @ 6:30 PM
CITY HALL, 300 E 9 MILE, FERNDALE, MI 48220
PLEASE CLICK THE LINK BELOW TO JOIN THE WEBINAR: HTTPS://US02WEB.ZOOM.US/J/84541727033?PWD=WLPPZFNMAVFIWVLQD2
DGVNAZRETEDZ09PASSWORD: FERNDALE
877 853 5247 (TOLL FREE)WEBINAR ID: 845 4172 7033
1.ROLL CALL
2.ELECTRONIC MEETING PROCEDURES
2.A. Electronic Planning Commission Meeting Procedures Update
3.APPROVAL OF AGENDA
4.APPROVAL OF MINUTES
4.A. Approval of the January 15, 2020 Minutes
4.B. Approval of the March 4, 2020 Minutes
5.CALL TO AUDIENCE
6.DISCUSSION ITEMS
6.A. 22230 Woodward Avenue (Tim Horton's) - Site Plan Discussion Item
6.B. 23100 Woodward Avenue - Site Plan Discussion Item
7.ADMINISTRATIVE ITEMS
8.COMMISSION ITEMS
9.ADJOURNMENT
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May 6, 2020 Community & Economic Development
CITY OF FERNDALEREQUEST FOR COUNCIL ACTION
FROM: Justin Lyons
SUBJECT: Electronic Planning Commission Meeting Procedures Update
INTRODUCTIONOn March 18, 2020, Governor Whitmer signed Executive Order No. 2020-15, which temporarily suspends theMichigan Open Meetings Act (OMA) rules requiring meetings of public bodies to be held at a physical placewith a physical presence. This Order, under the Michigan Constitution of 1963 and Michigan law, was issuedto mitigate the spread of COVID-19 and protect public health while providing the general public with theopportunity to continue participating in government decision-making.
On March 23, 2020, the Governor signed Executive Order No. 2020-21, designed to further enforce socialdistancing to limit the spread of the COVID-19 virus.
Accordingly, the Ferndale Planning Commission, in compliance with this Executive Order No.2020-21, hasdecided to hold the Wednesday, May 6th Planning Commission Meeting electronically.
SUMMARY & BACKGROUNDAs always, the public is invited to participate in Planning Commission's May 6 electronic meeting. Theprocedures are as follows:
ELECTRONIC PLANNING COMMISSION MEETING ACCESSAccess the electronic meeting in one of the following three ways:
Via online video conference on your computer, tablet, or smartphone at:https://us02web.zoom.us/j/84541727033?pwd=WlppZFNMaVFIWVlqd2dGVnAzREtEdz09Password: FERNDALEVia phone at the following toll-free number: 877 853 5247 (Toll Free) Webinar ID: 845 4172 7033Listen to the Planning Commission meeting on YouTube: https://www.youtube.com/user/FerndaleMichiganPlease do NOT access the meeting using both video conference and phone - it creates significant noisefeedback.
ELECTRONIC COUNCIL MEETING PARTICIPATIONThe following are the procedures by which persons may contact members of the public body to provide input orask questions about any business that will come before it at its May 6, 2020 meeting.
To help meeting flow and organization, all public comment, general Call to Audience matters as well ascomment on all Agenda items, will be taken at once, during the Call to Audience.Video conferencing audience: To make a comment, use the "raise your hand" feature or state your name andexpress your interest when called upon to do so.Phone-in audience: To make a public comment, state your name and express your interest when called upon to
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May 6, 2020 Community & Economic Development
do so.
The time limit for an individual's public comments shall remain 3 minutes.If you would like to contact staff or the Planning Commission about any matter, on the Wednesday, May 6agenda or otherwise, please do so via email at [email protected]. Please note that emails received will bedistributed to Planning Commission but will not be read during the meeting. Audience members wishing tospeak should attend by phone or video conferencing.
ACCESS & PARTICIPATION FOR PERSONS WITH DISABILITIESFor persons with disabilities who wish to participate in City of Ferndale Planning Commission's May 6 meeting:
Keeping with general practice, the meeting will be streamed via YouTube with Closed Captioning (please notethat there may be up to a minute lag-time between the live digital meeting and the YouTube stream).
For personal assistance accessing and/or making public comment during the meeting, the City Clerk's Officecan provide assistive technology/support; please reach out to them at 248-546-2525, ext. 5, or by email [email protected].
BUDGETARY CONTEXTN/A
CIP#N/A
ATTACHMENTS
STRATEGIC PLANNING CONTEXTOrganizational and Financial Excellence
RECOMMENDED ACTIONArticulate the electronic meeting rules prior to conducting Planning Commission business.
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May 6, 2020 Community & Economic Development
CITY OF FERNDALEREQUEST FOR COUNCIL ACTION
FROM: Justin Lyons
SUBJECT: Approval of the January 15, 2020 Minutes
INTRODUCTIONApproval of the minutes of January 15, 2020.
SUMMARY & BACKGROUNDApproval of the minutes of January 15, 2020.
BUDGETARY CONTEXTN/A
CIP#N/A
ATTACHMENTS20200115-PC Draft Minutes.pdf
STRATEGIC PLANNING CONTEXTOrganizational and Financial Excellence
RECOMMENDED ACTIONApproval of the minutes of January 15, 2020.
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MINUTES Planning Commission Meeting
January 15, 2020 7:00 PM City Hall, 300 E 9 Mile, Ferndale MI, 48220
1) ROLL CALL
PRESENT: Christa Azar
Deborah Brazen Michael Cascio Brittney Hoszkiw Matthew Showalter Ian Williamson Michelle Foster Greg Pawlica Kate Baker
ABSENT: None 2) APPROVAL OF AGENDA
3) ELECTIONS
Baker - if nominated, would accept Vice Chair - Foster interested Azar - nominated Baker, Foster Seconded, Baker Accepted passed Williamson - nominated Foster, seconded, Hoszkiw, Foster accepted, passed Pawlica - nominated Williamson, seconded Azar, Williamson accepted, passed 4) APPROVAL OF MINUTES
4.A Approval of the December 18, 2019 Minutes
Cover Page PC Minutes of 12-18-19.pdf
Moved by Michael Cascio, seconded by Deborah Brazen to approve the minutes of December 18, 2019 as presented. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None
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Planning Commission January 15, 2020
8 - 0 - 0 MOTION CARRIED
5) CALL TO AUDIENCE
Dean Bach – Dino’s & MBrew - advocacy that Ferndale has for Cannabis cafe's in downtown, can smell Marihuana everywhere, don't see anything bad that to allow it in cafe's - they aren't allowed to serve liquor, we would be one of the first in the state, decrease in traffic in restaurants, will bring people back to Ferndale; possibly reduce the amount of competition in restaurant/bars, willing to put 1 of his liquor licenses on hold; it's a good opportunity for the city; also hope to have retail facilities in the downtown. Bob Sinclair - 361 W Marshall - thought smoking was illegal indoors; this is a bad idea, enough problems with people intoxicated 6) PUBLIC HEARING
6.A Consideration of a Zoning Map Amendment for parcels along E Bennett (Hilton Rd to Fair St) from C-2 (General Commercial) to MXD-2 (Mixed Use 2)
Cover Page 20200115-E Bennett Rezoning Amendment MXD 2 - Staff Report.docx PC PH E Bennett - MXD 2.docx 20200115-E Bennett Map Amendment ordinance.docx
Introduced by Erin Quetell - was brought to PC to look at 3 parcels at E Bennet 025, 026, 027. Zoned C2, rezone to MXD2 - it's more in line with neighborhood. Current uses included single, 2 family residential, multifamily, parking lot which are still allowed under MXD2. Would bring all to Council at the same time. Public Hearing opened at 6:55 PM Public Hearing closed at 6:55 PM Baker - brought back so CED can bring entire block Moved by Michelle Foster, seconded by Deborah Brazen, to approve the recommendation of the zoning map amendments to rezone the parcels listed below from C-2 (General Commercial) to MXD-2 (Mixed Use 2) to City Council with the following findings, after a Public Hearing was held as set and published for this date and place: Findings: 1) The parcels to be rezoned from C-2 (General Commercial) to MXD – 2 (Mixed Use 2) are as follows: a. 2535354025, 2535354026, 2535354027 2) The Planning Commission held a public hearing on January 15, 2020 to consider zoning map amendments to rezone the parcels from C-2 General Commercial to MXD-2 (Mixed Use 2). 3) The proposed zoning map amendments are consistent with the goals and objectives of the Ferndale Master Plan.
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Planning Commission January 15, 2020
4) The compatibility of all the potential uses allowed in the proposed MXD-2 zoning district with surrounding uses and zoning in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure and potential influence on property values. 5) The capacity of city infrastructure and services sufficient to accommodate the uses permitted in the requested district without compromising the health, safety and welfare of the city. 6) The apparent demand for the types of uses permitted in the requested zoning district in the city in relation to the amount of land in the city currently zoned to accommodate the demand. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None 8 - 0 - 0 MOTION CARRIED
6.B Consideration of conditional rezoning for 549 E Marshall
Cover Page 20200115-549 E Marshall - Staff Report - updated.docx 19-106 - E Marshall Church - Revised SPR Drawings - 20-0108.pdf 549 East Marshall Conditional Rezoning Agreement - Revised - 20-0108.pdf 549 E Marshall - Conditional Rezoning PH.docx 20200115-549 E Marshall rezone ordinance.docx
Erin Quetell stated this is specifically for conditional rezoning from R1 to MXD1 - was a church, considering 3 residential and 1 office, owned by Waterwork. Would use parking east & current; would be able to offer better use of building, and the corner space. Conditions offered by applicant include need to conform to site plan or convert back to R1/Site plan - changes in colors Grant Jeffries - 5/8 Arch - intent is to utilize building instead of demolishing; original part is on the north, cinder block will be used as office space, entrance faces alley, upper level 1500 sf, separate entrances; parking resurfaced and existing lots - 29 spaces and all 3 buildings - requires 22 spaces; dumpster enclosure and recycle bins to Marshall St; facade front - existing aluminum siding, will be painted; wood siding and tower at front will be clad in metal architectural panel. David Graylen - owner - extra parking helps with employee parking, want to continue improvements, residents would like it spruced up; current church there until August. Public Hearing opened at 7:07 PM Bob Sinclair - 361 E Marshall - resident for 70 years, church has always been an eyesore; Dave has made the street look much better, 110% behind; what is plan for greenspace? Meg McGruie - 500 E Marshall - church is butted up against houses; concerned about turning it into mixed use; once zoning changes they can push further; going from single family to multiple family, concerned about excess on sewer
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Planning Commission January 15, 2020
Katie - 510 E Marshall - concerned about parking; a lot of people park in front of her house; how will you accommodate more residents; street is noisy, no enforcement Public Hearing closed at 7:11 pm Baker - changes in zoning uses - talk about conditional rezoning Quetell - they are project specific, conditions multifamily and office only Baker - if owner decides to tear down? Quetell - would revert to R1 Baker - owner would need to sign agreement, no other uses allowed except as outlined Foster - approving 3 units, could they increase the number? Quetell - parking wouldn’t be supported, would need revised site plan and go through PC again Baker - parking is permitted on public streets Quetell - they have excess parking of what is required Baker - plans for greenspace along Hilton? Graylen - no concrete plans, talked about community garden, picnic table; parking situation, it looks full but gone by 5 pm, 18 spots at church and always keep 6 open for resident; uses Pearlman lot; additional 9 spaces on Hilton Baker - can add signage for residents and their hours Graylen - understand and wouldn't want people taking up street parking Williamson - improvements would be welcome, it’s not an attractive property; looking at proposed agreement it's not quite as clear as he would like - what can be done in building if there is a change in use; if raised, must revert to R1, if intent is that there can't be a change to existing structure, it should be spelled out Baker - it has to be something the owner offers, we cannot dictate Williamson - conditions and motion are the same; should not allow for substantial change Jeffries - owner would be ok with stipulation that there couldn't be an expansion Foster - if there were no restrictions it could potentially go up 7' Quetell - height is 45' and governed by siting requirements Baker - do you want to see this included? Williamson - they were willing to offer that the building could not be increased substantially in size; otherwise it makes sense = this is a good compromise Foster - require bike parking? Quetell - EV is 10% for Multi; basically 1; caveat is it must be accessible; internal bike parking is minimum of 4 Showalter - clarify shared parking agreement if just that parcel was sold Lyons - units are dependent on spaces; new plan would have to meet the requirements Foster - combined parcels? Quetell - separate parcels - brings non-compliant use into compliance Foster - if they remodel or rebuild? Lyons - would have to meet the required setbacks - it's pretty well built out Pawlica - lighting - aligns with downward lighting? Yes; water runoff? permeable surfaces? Quetell - nothing is indicated, nor do they have to; if it were new, then yes Foster - storm water maintenance agreement? Quetell - already in place Pawlica - where is dumpster? Quetell - previous dumpster moved during resurfacing - had to comply Pawlica - page 2 - staff report - photo of area shows property lines, alley vacated?
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Planning Commission January 15, 2020
Quetell - yes, late last year Azar - site plan - mechanical units/screening Jeffries - lower level residential will be used; compressors exist Azar - no new meters to front? Jeffries - utilities are already in building Azar - elevation - glass block or windows Jeffries - some will be replaced with window wells to allow egress Azar - condition of glass block and condition of southern most lot - require separation of sidewalk and vehicles - it might exist on Marshall Jeffries - adding Marshall Azar - maybe consider bumper blocks Brazen – nothing Cascio – nothing Hoszkiw - when was building built - what's under siding? Graylen - cinder block original, not sure what's under siding Hoszkiw - screening at Marshall? Graylen - bought trees and could add more, rather than a fence Baker - property owner in city property Quetell - permit vegetation and trees in ROW, also planned natural landscape - have to have permits (no cost) Baker - can it be included in site plan? Lyons - more of an encouragement Baker - could be a condition Showalter - screening close to intersection? Quetell - site line guidelines Baker - could add finding on vegetation; we can accept a condition or update at meeting from applicant; Jeffries - willing to add 3rd condition Pawlica - should use numbers, not % Quetell - based on this particular site - it's very limiting; ADA compliance is exempt Pawlica - should include number - anything over 15% Jeffries - any expansion - wouldn't go toward Marshall or existing properties; maybe 5% or 300 sf of existing building area Baker - parking lot at E Marshall/Hilton, Vegetative ordinance Jeffries - EV parking and indoor bike parking - means what? Lyons - anything - basement, closet Quetell - based on new use Jeffries - PH tonight is only for conditional rezoning or separate Baker - recommending body for rezoning but site plan goes to Council Moved by Ian Williamson, seconded by Brittney Hoszkiw, to approve additional conditions offered by developer of the conditional rezoning of the parcel listed below from R-1 (Single Family Residential) to MXD-1 (Mixed Use 1) to City Council with the following findings, after a Public Hearing was held as set and published for this date and place: Findings: 1. The parcel to be rezoned from R-1 (Single Family Residential) to MXD – 1 (Mixed Use 1) are as follows:
a. 25-34-278-053 Rear (ft) - 2’-9” 549 E Marshall 9
Planning Commission January 15, 2020
2. The Planning Commission held a public hearing on January 15, 2020 to consider zoning map amendments to rezone the parcel from R-1 (Single Family Residential) to MXD-1 (Mixed Use 1). 3. The proposed zoning map amendments are consistent with the goals and objectives of the Ferndale Master Plan. 4. The compatibility of all the potential uses allowed in the proposed MXD-1 zoning district with surrounding uses and zoning in terms of land suitability, impacts on the environment, density, nature of use, traffic impacts, aesthetics, infrastructure and potential influence on property values. 5. The capacity of city infrastructure and services sufficient to accommodate the uses permitted in the requested district without compromising the health, safety and welfare of the city. 6. The apparent demand for the types of uses permitted in the requested zoning district in the city in relation to the amount of land in the city currently zoned to accommodate the demand. Conditions: 1. Developer agrees to restrict the use of the property to the following permitted MXD-1 uses:
a. Multi-family dwellings as defined by the ordinance: A building designed for and occupied by three or more families in separate units, living independently of each other.
b. Office buildings c. Shops of building trades, caterers, blue printers and similar services 2. If the existing building on the property is razed, the Property shall automatically revert back to R-1 (Single-Family Residential) district zoning. 3. The building area on the property will not be increased by more than 5%% in size. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None 8 - 0 - 0 MOTION CARRIED Moved by Michelle Foster, seconded by Christa Azar in the matter 549 E Marshall St., the Planning Commission approves the Site Plan, based on plans dated received by the Planning Department on January 15, 2020 with the following findings and subject to the following conditions: Findings: 1. The site plan and supporting documents demonstrate that all applicable requirements of the Zoning Ordinance, as well as other City ordinances, standards, and requirements, can be met subject to the conditions noted below. 2. The proposed improvements should have a satisfactory and harmonious relationship with the redevelopment on-site as well as existing land uses in the adjacent vicinity. 3. The proposed redevelopment will not have an unreasonably detrimental or injurious effect upon the natural characteristics and features of the site or those of the surrounding area. 4. Encourage vegetative screening along parking lot at E. Marshall to Hilton in coordination with city. Conditions: 1. Final engineering details are submitted with building plans, including a. Detailed engineering design plans are required and must be sealed by a professional engineer.
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Planning Commission January 15, 2020
b. An OCWRC Soil Erosion and Sedimentation Control permit may be required. c. A long-term storm water maintenance agreement will be required.
d. The applicant should schedule fire flow testing to ensure adequate water pressure and flow is available at this location.
2. Fire Department requirements shall be included as part of the building plan submittal. 3. Indoor bike parking and EV charging stations shall be included to comply with updated access management ordinance. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None 8 - 0 - 0 MOTION CARRIED
6.C Zoning Ordinance Text Amendment - Novelty Store Use Regulations (Sec. 24-166) and Definitions M-N (Sec. 24-458)
Cover Page 20200115-Planning Commission Staff Report-Novelty Store.docx 2020.01.08 Sec.24-166. Novelty Store (lined).pdf 2020.01.08 Sec 24-458 Definitions M-N (Novelty store) (lined).pdf 2020.01.08 Sec.24-166. Novelty Store clean.docx 2020.01.08 Sec 24-458 Definitions M-N clean.docx
Justin Lyons introduced the proposed Novelty Store regulations - following conversations in previous meetings. Generally focused on drug paraph., removed place of worship, cleaned up language to say "store", clarified language of marihuana; updated def of floor area and %; feedback at last meeting and came up with 10% of floor area, those would be considered novelty stores; sent email to group from last 2 meetings, no public comments received.PH opened at 8:03 PMPH closed at 8:03 PM Showalter - page 2/50 the bottom novelty store - insert A retail establishment less than 10% sales floor area merchandise shall not be considered a novelty store and shall be exempt. A retail establishment with 10% or more sales floor area merchandise shall be considered a novelty store definition added - 24-254 Moved by Christa Azar, seconded by Matthew Showalter, to recommend approval of the amendments to Article VIII. Use Regulations, Sec. 24-166, to City Council after a Public Hearing was held as set and published for this date and place. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None 8 - 0 - 0 MOTION CARRIED
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Planning Commission January 15, 2020
Moved by Christa Azar, seconded by Ian Williamson recommend approval of definitions, with changes allowing diminutive changes by city attorney, of the amendments to Article XIX. Definitions, Sec. 24-458, to City Council after a Public Hearing was held as set and published for this date and place. For: Ian Williamson, Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michael Cascio, Michelle Foster, Kate Baker Against: None Abstain: None 8 - 0 - 0 7) ADMINISTRATIVE ITEMS
7.A Planning Commission Year End Reports - 2018 & 2019
Cover Page Planning Commission 2019 Report DRAFT.docx Planning Commission 2018 Report DRAFT.docx
Any trainings to include in report, let Lyons know. 2018 wasn't asked for but included so a process is in place for 2020. Any edits for 2019 this are a reflection of what the commission was involved in. PT planner went back in the archives for documentation. Any edits let Lyons know within the next week. Baker - professional certifications, trainings of commissioners to back up their professionalism Pawlica - 4 months invested in Baker College along with the rest of the business is impressive 8) COMMISSION ITEMS Introduction of Pawlica - 7th year as councilmember, served on BZA, excited about work done by this body, resident since 2002, enjoy being on council and looking forward to working with everyone. Introduced the rest of the commission. This is Michael Cascio's last meeting 9) ADJOURNMENT
____________________________________ Barbara Miller, Deputy City Clerk
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May 6, 2020 Community & Economic Development
CITY OF FERNDALEREQUEST FOR COUNCIL ACTION
FROM: Justin Lyons
SUBJECT: Approval of the March 4, 2020 Minutes
INTRODUCTIONApproval of the March 4, 2020 Minutes
SUMMARY & BACKGROUNDStaff's only minor notes for edits that the Planning Commission may want to consider were:• Meeting opened at 6:31p. • Roll Call: Motion by Brazen, seconded by Pawlica to excuse Williamson as absent.
BUDGETARY CONTEXTN/A
CIP#N/A
ATTACHMENTS20200304-PC Draft Minutes.pdf
STRATEGIC PLANNING CONTEXTOrganizational and Financial Excellence
RECOMMENDED ACTIONApproval of the March 4, 2020 Minutes
13
MINUTES Planning Commission Meeting
March 4, 2020 7:00 PM City Hall, 300 E 9 Mile, Ferndale MI, 48220
1. ROLL CALL
COUNCIL PRESENT: Matthew Showalter
Brittney Hoszkiw Christa Azar Deborah Brazen Michelle Foster Greg Pawlica Kate Baker
COUNCIL ABSENT: None
2. APPROVAL OF AGENDA
Moved by Michelle Foster, Seconded by Deborah Brazen to approve approve the agenda as presented. For: Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michelle Foster, Greg Pawlica, Kate Baker Against: None Abstain: None 7 - 0 - 0 MOTION CARRIED
3. APPROVAL OF MINUTES
A. Approval of the minutes of February 5, 2020.
Moved by Michelle Foster, Seconded by Brittney Hoszkiw to approve approve the minutes of February 5, 2020. For: Matthew Showalter, Brittney Hoszkiw, Christa Azar, Deborah Brazen, Michelle Foster, Greg Pawlica, Kate Baker Against: None Abstain: None 7 - 0 - 0
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Planning Commission March 4, 2020
MOTION CARRIED
4. CALL TO AUDIENCE No members of the audience came forward.
5. PUBLIC HEARING
A. Consideration of Zoning Ordinance Text Amendments to - Medical Marihuana Facility, Provisioning Center, Marihuana Retailer and Safety Compliance Facility Use Regulations (Article VIII., Sec. 24-165)
Introduction by Planning Manager Justin Lyons. Public Hearing opened at 6:40PM. Public Hearing closed at 6:41PM to short recess to fix technical difficulties. Public Hearing reopened at 6:46PM. Mike: What happened since last PC meeting? Need more information on transparency of changes since last meeting. Would like to see the study and participate. Chris Aielo: Similar comments. State is closing all caregivers and explains details. Explains existing business experience and limited product will harm existing provisioning centers. Want to provide industry data to update report. Paul Weisburger: Echo-ing PC feedback regarding numbers not being a land use decision and City Council decision. Caregiver model is different than retailer and provisioning centers. Ryan Y.: Heard good points on both sides. Signatures from residents on a petition that want more options and locations within the city. Cody (email read by Kate): Over saturation of facilities. Public Hearing closed at 7:00 PM. Kate: two questions for Commission to consider. Recommendation on a number. Recommendation for siting within zoning districts. Read email from Commissioner Williams regarding lack of interest in limiting licenses in zoning ordinance. Is part of Commission's role (visits per day, compare to liquor and pharmacies) public comment, data for medical and rec businesses. Would need more than 6 months of data. Greg P.: Spoke with CC one on one to get clarity. CC was not interested in a specific number, but an ability for the existing zones to support more businesses. Expansion of zones: some interested in exploring, but others were not. Additional zones not necessarily needed by CC at this time. Brittney: Response to Greg's point, what is the maximum number of provisoning centers that you could add within district? JL: Talks through existing map as an example. Matt: Are those locations on major roads in the middle of an industrial district? JL: A mixture of both with 8 Mile, Nine Mile and other areas similar to Gage. Kate: Eventually interested in talking about other zones, but need more information how businesses operate. Similar to thoughts at prior meetings. Matt: Not in a position to see how recreational has worked to make a decisions. 6 months after recreational could make sense. Interested in talking about other districts and permits at a later time.
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Planning Commission March 4, 2020
Deb: Echo others feedback. Could be open to a feedback session. Greg: Agree with others, but 6 months after the 3rd location opened. Brittney: To be clear, City Council could still add licenses in existing districts. Michelle: Explained history of previous zoning districts and alignment with medical use (limited number of patients, parking, etc.). Talked about retail explanation and if we think it is a true comparison to retail, then it should be zoned in commercial districts. Agreed with others, but should look at retail in 6 months. JL: Added thoughts regarding changing nature of industrial districts, parking requirements, reasons to include number of permits in zoning ordinance, and PC could recommend to only increase provisioning centers if concern for retailers. Confirmed zoning districts are only in use tables for specific zoning districts. Greg: Suggest PC make a recommendation to CC to request the PC review expanding the zoning districts after all three marihuana retail facilities have been open for 6 months or more. Brittney: Not comfortable making a motion to include a number of permits or moratoriums that dictate or protect businesses in the market. Only comfortable discussing future land use. Michelle: Confirmed with JL CC can make the amendments. Greg: City Council really just interested if existing zoning districts could support. Brittney: Could make a motion that zoning districts could support additional retailers and provisioning centers. Dan Christ: Reads draft denial motion based on Planning Commission feedback heard so far. Brittney: Still concerned with implication that the PC not answered.
Moved by Michelle Foster, Seconded by Matthew Showalter to approve the Planning Commission RECOMMENDS DENIAL of the amendments to Article VIII. Use Regulations, Sec. 24-165, to City Council after a Public Hearing was held as set and published for this date and place with the following findings: Findings: 1. The proposed amendment meets the goals of the Master Plan. 2. The proposed amendment will not have an unreasonably detrimental or injurious effect upon the natural features or characteristics of the City. 3. The nature of marihuana retailer is different than the nature of the provisioning center in terms of effects on land use with the marihuana retailers aligning closely with retail establishments and that further discussion about the most appropriate zoning districts for these uses is necessary. 4. The Planning Commission does not feel that is their role to limit the number of businesses related to a particular use but rather identify land use issues.. For: Matthew Showalter, Christa Azar, Deborah Brazen, Michelle Foster, Greg Pawlica, Kate Baker Against: None Abstain: Brittney Hoszkiw 6 - 0 - 1 MOTION CARRIED
6. ADMINISTRATIVE ITEMS - none
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Planning Commission March 4, 2020
7. COMMISSION ITEMS
Reminder from Chair Baker to vote in the upcoming election.
8. ADJOURNMENT at 7:42pm.
_____________________________________ Barbara Miller, Deputy City Clerk
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May 6, 2020 Community & Economic Development
CITY OF FERNDALEREQUEST FOR COUNCIL ACTION
FROM: Justin Lyons
SUBJECT: 22230 Woodward Avenue (Tim Horton's) - Site Plan Discussion Item
INTRODUCTIONSands Decker, on behalf of Tim Horton's, reached out to the City to begin exploring redevelopment of theexisting business at 22230 Woodward Avenue. The project proposes to continue the use as a drive-throughfacility, but build a new smaller footprint establishment and provide site improvements. The proposeddevelopment is located in the Transit-Oriented Development (TOD) overlay district and underlying GeneralCommercial (C-2) zoning district. Drive-through facilities are a special land use in the underlying C-2 district,but a new special land use application would not be required unless the new plan constitutes a majoramendment of the prior special land use (according to Sec. 24-277 (a)).
Discussion items are meant for applicants to share conceptual project ideas at a public meeting with thePlanning Commission prior to submitting official plans. The Planning Commission does not vote on projectsreviewed at discussion items, but does offer guidance and initial feedback to applicant and staff.
SUMMARY & BACKGROUNDThe applicant provided an initial site plan for staff review and staff sent a review for technical compliance withCity ordinances on April 15, 2020. The application was not in compliance with some ordinances and wasmissing some documentation (typical with most initial site plans) and the applicant provided an updated planon April 27, 2020. The applicant is requesting a waiver from some requirements of the TOD ordinance,including the front yard setback and minimum building height. Staff recommended the applicant review Sec.24-66 (d) prior to discussing a waiver with the Planning Commission. Sec. 24-66 (d) states “the plancommission may waive the requirements of this article if it finds a proposed building design is in keeping withthe intent of this section and the recommendations of the master plan and meets all of the followingconditions: (1) It is designed to significantly and substantially improve stormwater management for the property. (2) The site and building are designed to achieve efficiency in use of land, natural resources, energy, publicservices and utilities. (3) The proposed building design promotes diversification of uses, mixed-use development, or increaseddensity along the transit corridor. (4) It does not adversely affect the public health, safety, comfort and welfare of the citizens of the city.
Attached is a letter from the applicant describing the project and site plan that staff will review. Staff and theapplicant look forward to discussing the project more with the Planning Commission.
BUDGETARY CONTEXTN/A
CIP#18
May 6, 2020 Community & Economic Development
N/A
ATTACHMENTSApplicant Letter-4-27-2020.pdf
20200506-22230 Woodward-Site Plan.pdf
22230 Woodward Ave-Site Plan Review 1.pdf
STRATEGIC PLANNING CONTEXTEconomic Prosperity
RECOMMENDED ACTIONNo action will be taken on this item.
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Proposed Tim Hortons – Ferndale, MI Mr. Justin Lyons Response Letter
CIVIL ENGINEERING SITE DEVELOPMENT MASTER PLANNING
WATER TREATMENT WATER DISTRIBUTION
WASTEWATER TREATMENT
SANITARY SEWERS STORMWATER DRAINAGE
SURVEYING GRANTS / LOANS
CONSTRUCTION ADMIN.
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Suite 203 Zanesville, Ohio 43701
740-450-1640 Fax: 740-450-1641
April 27, 2020 Mr. Justin Lyons, Planning Manager City of Ferndale 300 East Nine Mile Road Ferndale, MI 48220 RE: 22230 Woodward Avenue (Tim Hortons) Site Plan Dear Justin: In accordance with your review of our planning commission submittal, we are pleased to offer the following. General
• The attached detailed Landscape Plan. Note there are no new screening walls or fences. The existing full-length wall along the adjacent alley will remain as is along with the brick dumpster enclosure.
• See attached floor plan.
• See attached color elevation view of the proposed structure.
• Attached site plan has setbacks and percentage of lot coverage.
• Tim Hortons has decided NOT to split the lot at this time. Special Land Use – Review Standards (Sec. 24-273)
• It is currently undetermined if there is a prior Special Land Use approval for the existing Tim Hortons. If there is a prior Special Land Use approval, a new approval would not be required as the proposed improvements are NOT a major amendment as defined under Sec. 24-277 (a).
• If there is not a prior Special Land Use approval for the existing Tim Hortons and a Special Land Use approval is required, we offer the following.
(1) Proposed Improvements will NOT unreasonably detract from, erode or reduce the desirability or economic viability of any residential or business uses within 2,500 feet of the proposed use.
20
Page 2 of 4
Proposed Tim Hortons – Ferndale, MI Mr. Justin Lyons Response Letter
CIVIL ENGINEERING SITE DEVELOPMENT MASTER PLANNING
WATER TREATMENT WATER DISTRIBUTION
WASTEWATER TREATMENT
SANITARY SEWERS STORMWATER DRAINAGE
SURVEYING GRANTS / LOANS
CONSTRUCTION ADMIN.
Offices
397 West Front Street Logan, Ohio 43138
740-385-2140 Fax: 740-385-0491
1495 Old Henderson Rd.
Columbus, Ohio 43220 614-459-6992
Fax: 614-459-6987 Toll Free: 866-277-0600
507 Main Street
Suite 203 Zanesville, Ohio 43701
740-450-1640 Fax: 740-450-1641
(2) Be designed, constructed, operated and maintained so as to be harmonious with the existing or intended character of the general vicinity and will not change the essential character of the area. The site design of the proposed special land use shall minimize the impact of site activity on surrounding properties.
(3) Proposed project can be served adequately by existing public services and
facilities and not impose additional service demands upon the city that will not be adequately addressed by the applicant.
(4) Further enhance the public health, safety, welfare, and economic benefit and the municipal purposes and policies of the City.
(5) Proposed project is consistent with the intent and purposes of this chapter and
the objectives of the master plan and comply with all applicable state and federal laws.
Drive-Through-Facilities – Use Regulations (Sec. 24-146) Tree requirements are addressed on the attached landscape plan. Rear setback and lighting are addressed on the Site Plan. Zoning District Review We request consideration of a waiver from the TOD based on Sec. 24-66 (d) which states “the plan commission may waive the requirements of this article if it finds a proposed building design is in keeping with the intent of this section and the recommendations of the master plan and meets all of the following conditions: (1) The proposed project is designed to significantly and substantially improve stormwater
management for the property. (2) The site and building are designed to achieve efficiency in use of land, natural
resources, energy, public services and utilities. (3) The proposed building design promotes diversification of uses, mixed-use
development, or increased density along the transit corridor. (4) It does not adversely affect the public health, safety, comfort and welfare of the
citizens of the City.
• Sec. 24-67 (e) zero set-back is a requested waiver to allow for landscaped green space, patio and to allow for more distance between the pick-up window and the public sidewalk.
• Sec. 24-146 (j) 30 feet rear setback is met and identified on the site plan.
21
Page 3 of 4
Proposed Tim Hortons – Ferndale, MI Mr. Justin Lyons Response Letter
CIVIL ENGINEERING SITE DEVELOPMENT MASTER PLANNING
WATER TREATMENT WATER DISTRIBUTION
WASTEWATER TREATMENT
SANITARY SEWERS STORMWATER DRAINAGE
SURVEYING GRANTS / LOANS
CONSTRUCTION ADMIN.
Offices
397 West Front Street Logan, Ohio 43138
740-385-2140 Fax: 740-385-0491
1495 Old Henderson Rd.
Columbus, Ohio 43220 614-459-6992
Fax: 614-459-6987 Toll Free: 866-277-0600
507 Main Street
Suite 203 Zanesville, Ohio 43701
740-450-1640 Fax: 740-450-1641
Access and Circulation
• Proposed floor area is 1,390 square feet. See site plan for parking provided.
• See attached site plan providing more detailed dimensioning of the drive through stacking.
• The applicant is NOT splitting the lot. The use of the excess paved parking spaces has not been determined.
• No electric vehicle charging stations are required and the applicant is NOT proposing any stations.
• See bike rack detail on the attached Site Plan.
• Egress drive is 15 feet in width at the throat (See attached Site Plan).
• See attached Site Plan for outdoor speaker location.
Building Design
• See attached building elevations including detailed list and dimensions of materials.
• All permissible screening for utilities will be used depending on the requirements of the utility owners.
• Primary material of 75% of the brick is achieved on the overall building envelop. Refer to Colored Elevations for Material percentages
• Secondary Materials consists of siding and prefinished metal combined they have an overall percentage of 25% on the building. Refer to Colored Elevations for Material
• The Existing waste receptacle brick enclosure and wood gates will be cleaned and painted to match the building.
• Rooftop mechanical equipment are denoted on the elevations by a hidden line and are screened on the Front Elevation by the high parapet. See attached elevations.
• A signage package will be applied for separately by the signage vendor and will comply to all signage permit requirements.
Engineering and Fire Department
• If feasible, Applicant is planning to use the existing utility services, storm sewers and pavement. Further analysis will be performed prior to final design.
• No work in Woodward Avenue is anticipated.
• Knox Box will be provided, see floor plans.
Landscaping Plan (Sec. 24-191)
• Greenbelt: Seven (7) street trees have been added.
• Screening Wall: Existing screening wall adjacent to residential will remain.
• Parking Trees: Three (3) parking trees were added.
• Screening: Hedges are provided to the north and west parking lot screening
22
Page 4 of 4
Proposed Tim Hortons – Ferndale, MI Mr. Justin Lyons Response Letter
CIVIL ENGINEERING SITE DEVELOPMENT MASTER PLANNING
WATER TREATMENT WATER DISTRIBUTION
WASTEWATER TREATMENT
SANITARY SEWERS STORMWATER DRAINAGE
SURVEYING GRANTS / LOANS
CONSTRUCTION ADMIN.
Offices
397 West Front Street Logan, Ohio 43138
740-385-2140 Fax: 740-385-0491
1495 Old Henderson Rd.
Columbus, Ohio 43220 614-459-6992
Fax: 614-459-6987 Toll Free: 866-277-0600
507 Main Street
Suite 203 Zanesville, Ohio 43701
740-450-1640 Fax: 740-450-1641
Lighting Plan Applicant is proposing to use the existing site lighting poles and fixtures. All new outdoor lighting will be located on the building. Attachments
1) Color building elevations 2) Landscape Plan 3) Floor Plan 4) Site Plan
The applicant and I are prepared to be heard at the next planning commission meeting on Wednesday May 6, 2020 whether in person or virtually. If you should have any questions, please do not hesitate to contact me. Sincerely, Sands Decker CPS Mark W. Antonetz, P.E. Vice President Copy: Tim Hortons USA
23
22230 Woodward Ave. Ferndale, MIWelcome 2020 US – New Restaurant Image Rendering
2020.04.14
24
Welcome 2020 – New Restaurant Concept
22230 WOODWARD AVE, FERNDALE MI: EXISTING SITE PHOTO 2
25
Welcome 2020 – New Restaurant Concept
22230 WOODWARD AVE., FERNDALE MI: UPDATED SITE RENDERINGNew 1380 store concept featuring a unique brick exterior 3
26
THANK YOU!
27
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N 27°29'43" W
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S 27°29'43" E 246.36'
N 62°30'17" E 125.00'
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THE LITTLEFARMS SUBDN.LIBER 7, PG 29
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TIM HORTONS0.70 ACRES
AFTER SPLIT = 0.47 ACRES1380 SQ. FT.
REMAINING AFTERSPLIT = 0.23 ACRES
PATIO
X
SD PROJECT NO. 3874
TIM HORTONS22230 WOODWARDAVE, FERNDALE, MI48220
03-17-2020 PRELIMINARY04-27-2020 REVISION #1
OFFICES
128 East Main StreetLogan, Ohio 43138
740-385-2140
1495 Old Henderson RoadColumbus, Ohio 43220
614-459-6992
507 Main StreetZanesville, Ohio 43701
740-450-1640
NOT FOR
CONSTRUCTIO
N
1 OF 5SITE PLAN
NORTH
GRAPHIC SCALE0
1" = 20'
20 10 20
GENERAL ZONING INFORMATION
SETBACKS & LOT COVERAGE
CITY OF FERNDALEOAKLAND COUNTY, MICHIGAN
TIM HORTONS22230 WOODWARD AVE.
BASIS OF BEARINGS
BENCHMARK REFERENCE
BENCHMARKS
1VICINITY MAP1" = 400'
NORTH
SITE DATA
ABBREVIATIONS
LEGEND
X
B
EM
EB
PARKING CALCULATIONS
LEGAL DESCRIPTION (BY DEED)W MARSHALL ST
E MARSHALL ST
W HAZELHURST ST
E HAZELHURST ST
UNIVERSITY ST
PEARSON ST
COLLEGE ST
ACADEMY ST
LEROY ST
ARDMORE DR
W
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O
D
W
A
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D
A
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PA
XT
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PROJECTSITE
Registered Engineer Date04/27/2020
SHEET INDEX
1BIKE RACK DETAILNOT TO SCALE 28
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TIM HORTONS0.70 ACRES
AFTER SPLIT = 0.47 ACRES
REMAINING AFTERSPLIT = 0.23 ACRES
DUMPSTERPAD
S
E
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D
SEED
SHEET NO.
REVISIONS
SHEET TITLE
SCALE
SHEET INFORMATION
500 W. Wilson Bridge Rd.
Suite 314 Worthington, OH 43085
planitstudios.com
DRAWN BY
NORTH
April 24, 2020
PROJECT #020-035
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Landscape Plan
As Noted
1. SURVEY INFORMATION OBTAINED ELECTRONICALLY.
PLAN-IT STUDIOS CANNOT ATTEST TO THE ACCURACY OR
RELIABILITY OF LEGAL BOUNDARIES, EASEMENTS OR FIELD
GATHERED DATA.
2. THE LOCATION OF THE EXISTING UNDERGROUND UTILITIES
ARE SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT
BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR ITS
REPRESENTATIVE. THE CONTRACTOR SHALL DETERMINE THE
EXACT LOCATION OF ALL EXISTING UTILITIES PRIOR TO
COMMENCING WORK AND AGREES TO BE FULLY
RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE
OCCASIONED BY THE CONTRACTOR'S FAILURE TO EXACTLY
LOCATE AND PRESERVE ANY AND ALL UNDERGROUND
UTILITIES.
3. ALL DIMENSIONS ARE TAKEN TO FACE OF CURB OR
BUILDING WHERE APPLICABLE UNLESS OTHERWISE NOTED.
USE DIMENSIONAL INFORMATION GIVEN. DO NOT SCALE
DRAWINGS.
4. CONTRACTOR SHALL REFER QUESTIONS ON MATERIALS,
FINISHES, LABOR, AND/OR PERFORMANCE STANDARDS NOT
SPECIFIED HEREIN TO THE LANDSCAPE ARCHITECT.
5. ALL CHANGES TO DESIGN OR PLANT SUBSTITUTIONS ARE
TO BE AUTHORIZED BY THE LANDSCAPE ARCHITECT.
6. CONSULT PLANT SCHEDULE FOR PLANT SIZES AND
SPECIFICATIONS. CONTRACTOR IS RESPONSIBLE FOR ALL
PLANTS DRAWN ON PLANS. PLANT LIST QUANTITIES ARE FOR
CONVENIENCE ONLY.
GENERAL PLANTING NOTES:
7. ALL PLANTS TO CONFORM TO THE AMERICAN STANDARD
FOR NURSERY STOCK (ANSI-Z60.1-2014) IN REGARDS TO
SIZING, GROWING AND B&B SPECIFICATIONS.
8. ALL PROPOSED PLANTING BEDS TO BE TILLED TO A
MINIMUM DEPTH OF 6".
9. ALL PLANTING BEDS TO BE FERTILIZED WITH 10-10-10 OR
APPROVED EQUAL.
10. PLANTING HOLES TO BE DUG A MINIMUM OF TWICE THE
WIDTH AND 6-8 INCHES DEEPER THAN THE SIZE OF THE ROOT
BALL OF BOTH SHRUB AND TREE AND TO BE AMENDED WITH
ORGANIC SOIL CONDITIONER.
11. IN AREAS WHERE BEDROCK OR HEAVILY COMPACTED
ROCK FILL IS ENCOUNTERED, THE PLANTING HOLES ARE TO
BE DUG TO A MINIMUM OF THREE TIMES THE WIDTH AND ONE
FOOT DEEPER THAN THE SIZE OF THE ROOT BALL. NOTIFY
LANDSCAPE ARCHITECT IF FIELD CONDITIONS WARRANT
ADJUSTMENT OF PLANT LOCATIONS.
12. CONTRACTOR TO PROVIDE A FULL 1 YEAR GUARANTEE ON
ALL PLANTS INSTALLED AND PROVIDE COMPLETE
MAINTENANCE ON ALL WORK DONE BEGINNING ON THE DAY
OF APPROVAL FROM OWNER'S REPRESENTATIVE AND
CONTINUING FOR A THREE MONTH DURATION AT WHICH TIME
OWNER'S REPRESENTATIVE WILL DECLARE JOB ACCEPTANCE.
13. ALL EXISTING PLANT MATERIAL SHOWN ON THIS PLAN IS
TO BE PRESERVED UNLESS SPECIFICALLY NOTED
OTHERWISE.
14. ALL SHRUBS AND GROUND COVER BEDS (EXISTING AND
NEW), PLANTING BEDS, AND SHRUB MASSES SHALL HAVE A
MINIMUM 3" DEEP SHREDDED HARDWOOD BARK MULCH.
MULCH HEDGES IN A CONTINUOUS BED.
15. TOPSOIL TO BE SPREAD SMOOTH AND HAND-RAKED TO
REMOVE ALL ROCKS AND DEBRIS LARGER THAT 1 INCH IN
DIAMETER PRIOR TO LAYING SOD OR SEEDING.
16. ALL AREAS DISTURBED BY CONSTRUCTION ARE TO BE
RESTORED, FINE GRADED AND SEEDED. (SEE LANDSCAPE
PLANS) . SEEDING OR SODDING BY LANDSCAPE CONTRACTOR.
17. IF APPLICABLE LANDSCAPE CONTRACTOR TO COORDINATE
WITH EXISTING OR PROPOSED IRRIGATION SYSTEM. IF
PROPOSED IRRIGATION SYSTEM COORDINATE WITH
IRRIGATION CONTRACTOR AND INSTALLATION OF SYSTEM.
0 feet40
1" = 20'
20 60
SHRUB PLANTING GROUPNTS
P-CO-AND-WADS-04
1 PERENNIAL AND GROUNDCOVER INSTALLATIONNTS
P-CO-AND-WADS-05
2
EXISTING TREE (1)
EXISTING TREE (2)
EXISTING TREE (3)
EXISTING TREE (4)
BG
3
CK
4
BC
3
PH
12
6
BG
5
CK
5
BC
1. 1 Deciduous tree for every 30' if road frontage. 295 / 30 =
10 deciduous trees required. 3 existing and 7 new provided.
2. Screening wall where off street parking abuts residential.
Existing masonry wall utilized to meet requirement
3. 4 trees for every 25 parking spaces. 4 required. 1 existing
and 3 new provided.
4. 3' evergreen screen between parking area and the row or
Woodward Ave. and College St. 24" at planting evergreen hedge
provided.
ZONING NOTES:
TREE #
DBH
COMMON NAME
CODE
1 6 PEAR FRONTAGE TREE
2 6 MAPLE FRONTAGE TREE
3 6 MAPLE FRONTAGE TREE
4 12 HONEY LOCUST PARKING TREE
EXISTING TREE SCHEDULE
TREES QTY COMMON / BOTANICAL NAME CONT CAL
GI 9 Skyline Thornless Honey Locust / Gleditsia triacanthos inermis `Skycole` TM B & B 2"Cal
1 TOWARD PARKING, 4 TOWARDS FRONTAGE
ZV 5 Sawleaf Zelkova / Zelkova serrata `Village Green` B & B 2"Cal
3 TOWARDS PARKING, 3 TOWARDS FRONTAGE
SHRUBS QTY COMMON / BOTANICAL NAME CONT
BC 8 Crimson Pygmy Barberry / Berberis thunbergii `Crimson Pygmy` 3 gal
BG 9 Boxwood / Buxus x `Green Velvet` 3 gal
BG3 40 Pyramidal Boxwood / Buxus x `Green Mountain` 24" HT.
EVERGREEN FRONTAGE HEDGE
CK 9 Feather Reed Grass / Calamagrostis x acutiflora `Karl Foerster` 1 gal
JS 32 Sea Green Juniper / Juniperus chinensis `Sea Green` 24" HT.
EVERGREEN FRONTAGE HEDGE
PH 12 Hameln Dwarf Fountain Grass / Pennisetum alopecuroides `Hameln` 1 gal
GROUND COVERS QTY COMMON / BOTANICAL NAME CONT SPACING
TD2 224 sf Turf Seed Drought Tolerant Dwarf Fescue Blend SEED MIX
PLANT SCHEDULE
DECIDUOUS TREE PLANTINGNTS
P-CO-WES-02
3
21
BG3
19
BG3
3
GI
ZV
3
2
ZV
GI
2
29
JS
02-01
02 EXISTING CONDITIONS
SYMBOL DESCRIPTION QTY DETAIL
EXISTING PAINTED CONCRETE WALL. 5` AVERAGE HT.
02-01
REFERENCE NOTES SCHEDULE
29
0'-0"
9'-2"
T/O CONC. SLAB
T/O WINDOWS
T/O HIGH PARAPET19'-10"
U/S OF DECK14'-11"@ HIGH POINT
PROPOSED SIDE ELEVATION1A5 SCALE: 1/4"=1' - 0"
T/O TOWER23'- 4"MC-1
EXITONLY
T/O LOW PARAPET
11'-1
0"U
/S O
F SI
GN
AGE
21
20 1 FC-24 1831 10
6 7 15 6
PROPOSED FRONT ELEVATION2A5 SCALE: 1/4"=1' - 0"
TYP.28
TYP.25
9
U/S OF DECK@ LOW POINT
BR-324 35 35
114'-0"
117'-10"
1 MC-1
33
31
MC-13
13
11
35
10
24 BR-3
12 1212 WL-4 WL-4 WL-435 WL-4
T/O CONC. SLAB
T/O WINDOWS
T/O LOW PARAPET
T/O HIGH PARAPET
U/S OF DECK@ HIGH POINT
T/O TOWER
AB
9
0'-0"
9'-2"
17'-10"
19'-10"
14'-11"
23'- 4"
T/O OF PEAK14'-11"
22
1010
4 FC-210 1MC-1 1018 31
29 6 6 28 67TYP.
25TYP.
63MC-1 33 1763 MC-1 24 BR-333 24 BR-3
24BR-3
33
27
3 3MC-2 MC-2
SYMBOL LEGENDNOTE REFERENCEREFER TO ELEVATION NOTES1
FINISH TYPEFN#
1/4"=1'-0"
A5
GS/AF
EXTERIORELEVATIONS
EXTERIOR FINISH SCHEDULEPRODUCT MANUF. PATTERN & COLOURTAG SUPPLIER/ CONTACT
SHERWIN WILLIAMS COLOR: #SW6903 CHEERFULBOLLARDP-7 SHERWIN WILLIAMS (NORTH AMERICA)CONTACT: SUE LIVINGSTONETEL: 400-738-7350
PAC-CLADPETERSENALUMINUM
COLOR: KYNAR 500 - MATTE BLACK*SEALANT: TITEBOND WEATHER MASTER SEALANT COLOUR: 61121 BLACK
PREFINISHED METALFLASHING
MC-1 MICHELE [email protected]
ANODIZED ALUMINUM(EXTERIOR STOREFRONT)
KAWNEER KAWNEER TRIFAB VERSAGLAZE 451T, THERMALLY BROKEN 2"X4 12" WITH 1"INSULATED CLASS LOW E GLASS UNIT (BLACK ANODIZED) SWING DOORS-KAWNEER 190 SERIES, SINGLE ACTING, NARROW STILE DOORS WITH 1"TEMPERED, INSULATED GLASS AND 10" BOTTOM RAIL (BLACK ANODIZED)
ANODIZED ALUMINUM(DRIVE-THRU WINDOW)
EASISERV IN LINE SIDE SLIDER, SS100-2. 'BLACK ANODIZED'
KAWNEER (770) 449-5555ATTENTION: CHERYL WILKERSON
EASISERVT: 604-422-8611F: 604-422-8376WWW.EASI-SERV.COM
EXTRUDED ALUMINUMSIDING
SIZE: 6" NOMINAL SPACING WITH 1/2" REVEAL JOINTS, COLOUR: CANADIANSHIELD (G.C TO TOUCH UP IN FIELD), PATTERN: STACKED AT VERTICAL BUMPOUTS AND STAGGERED AT HORIZONTAL BUMP OUTS. NOTE: SIDING TO BEINSTALLED WITH KNOTWOOD ALUMINUM TRIM PIECES, STARTER CLIPS &JOINTS (COLOUR: MATCH 'CANADIAN SHIELD')
KNOTWOODFC-2 HAINES, JONES & CADBURY CORP.CONTACT: TIM HORTONS SERVICE TEAMTEL: (866)256-3885
SHERWIN WILLIAMS PAINT FOR FASCIAS AND/OR EXTERIOR METALS (SOFFITS, TRIM, ETC.) TOMATCH SURROUNDING COLOURS WHERE NECESSARYSHERWIN WILLIAMS "CYBERSPACE SW7076" MIN. 2 COATSSPRAY APPLICATION
EXTERIOR METAL PAINTSP-13 SHERWIN WILLIAMS (NORTH AMERICA)CONTACT: SUE LIVINGSTONETEL: 400-738-7350
BR-3 BRICK MODULAR FACE BRICK 94mm D x 57mm H x 194mm L COLOUR: ENDICOTT DARKIRONSPOT, VELOUR FINISH, RUNNING BOND. MORTAR; SM730, BRIARWOOD.
ENDICOTT CLAYPRODUCTS TBD
PERFORATED METALFIXTURE
PERFORATED WHITE METAL OVER BLACK METAL PANELS FRAMED WITHBLACK ALUMINUM FRAME.
LEKTRONBRANDINGSOLUTIONS
FC-1 TBD
PAC-CLADPETERSENALUMINUM
COLOR: KYNAR 500 - SLATE GRAY*SEALANT: TITEBOND WEATHER MASTER SEALANT COLOUR: 46721 GRAY
PREFINISHED METALFLASHING
MC-2 MICHELE [email protected]
VISOLIGHTING
LED EXTERIOR WALL MOUNT DOWN LIGHT, COLOR TO MATCH PANTONE186C.
WALL SCONCESWL-4 DOMINIQUE BASTIENTEL: (416) [email protected]
EXTERIOR ELEVATION NOTESPRE-FINISHED METAL CAP FLASHING C/W DRIP.
PRE-MANUFACTURED MESH BOX AND ALUMINUM BUMP-OUT FEATURE SUPPLIED BY TDL AND INSTALLED BY LEKTRON BUILDING SOLUTIONS INC. REFER TO MANUFACTURERS DRAWINGS.REFER TO EXTERIOR FINISH SCHEDULE.
PRE-FINISHED METAL FLASHING.
EXTRUDED ALUMINUM SIDING, COLOR: CANADIAN SHIELD. REFER TO EXTERIOR FINISH SCHEDULE.
N/A.
PRE-FINISHED 'BLACK ANODIZED' ALUMINUM STOREFRONT SYSTEM WITH INSULATED GLAZING.
EXPOSED FOUNDATION TO BE PARGED AND FREE OF IMPERFECTIONS.
GAS UTILITY METER.
POURED CONCRETE FOUNDATION & FOOTING.
INTERNALLY ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE ALL REQUIRED BLOCKING AND FINAL ELECTRICAL CONNECTION. SIGNMANUFACTURER SHALL OBTAIN SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'SAPPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEEDLINES AND SIGNAGE FASTENERS (AT LOCATION OF LAMINATED PANELS).
GALVANIZED STEEL ROOF ACCESS LADDER TO BE PRIMED AND PAINTED.
PLANTER BOX BY OTHERS.
PROVIDE & INSTALL 6" DIAMETER STEEL PIPE BOLLARD (GROUT SOLID TO TOP) AROUND GAS METER AND CT CABINET AS PER LOCAL CODES & UTILITY COMPANY REQUIREMENTS. PROVIDEBOLLARD COVER BY POST GUARD 1-866-737-8900. EMAIL: [email protected].
DRIVE-THRU WINDOW INSERT (BLACK ANODIZED)..
EXIT ONLY DECAL BY TDL GROUP CORPORATION, TO BE INSTALLED BY G.C.
PRE-FINISHED GALVANIZED STEEL DOWNSPOUT & COLLECTOR BOX.
EXTERIOR RECYCLING UNIT SUPPLIED BY TDL GROUP LTD. & INSTALLED BY G.C.
DASHED LINE INDICATES U/S OF DECK BEHIND PARAPET.
C/T CABINET AND METER.
LINE OF PARAPET WALLS BEYOND.
GENERAL PURPOSE EXTERIOR LIGHTING FIXTURES.
G.C TO PROVIDE & INSTALL 6" DIA. STEEL PIPE BOLLARD (GROUT SOLID TO TOP) @ DRIVE-THRU WINDOW INSERT. PROVIDE BOLLARD COVER BY POST GUARD 1-866-737-8900. [email protected]. REFER TO SITE DEVELOPMENT DRAWINGS FOR PLACEMENT.
LOCATION OF REMOTE SUCTION FOR GREASE INTERCEPTOR.
BRICK - MODULAR SIZE. REFER TO EXTERIOR FINISH SCHEDULE.
ALL BASE FLASHING TO MATCH ADJACENT MATERIAL COLORS.
HOSE BIBB.
12.5mm X 12.5mm REVEAL LINE IN STUCCO FINISH.
G.C TO PROVIDE & INSTALL STAINLESS STEEL KICK PLATES (AT BOTTOM PANELS) ON BOTH SIDES OF MAIN ENTRANCE DOORS & EXIT DOORS. COLOR: BLACK.
G.C TO PROVIDE CONCRETE CURB ALONG DRIVE-THRU LANE. CURB TO PROJECT 200MM FROM FACE OF PANELS AND LENGTH OF CURB IS EXTENT OF FEATURE WALL.
EXTEND ROOF MEMBRANE UP PARAPET WALL AND OVER TOP OF FRAMING (TYP.). SECURE PREFABRICATED ROOF EDGE CLEATS THROUGH MEMBRANE AS SPECIFIED BY MANUFACTURER.
HVAC UNITS.
BRICK - MODULER. REFER TO EXTERIOR FINISH SCHEDULE.
G.C TO PROVIDE & INSTALL (FLEXIBLE LED "LUMISTRAP" C SIMULATED NEON 400K( AT PERIMETER OF OVERHANG. LEKTRON BRANDING SOLUTION TEL:-1-918-622-4978. EMAIL:[email protected]. G.C TO COORDINATE WITH SPOHN ASSOCIATES INC. TO PROVIDE A 1"x1" REVEAL FOR INSTALLATION OF LUMISTRAP LIGHT.
N/A.
WALL SCONCE LIGHTING. REFER TO EXTERIOR FINISH SCHEDULE.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
Location
2002135
Project No. Drawing No.
Scale
Drawn
Date
Checked
FERNDALE, MICHIGAN
Drawing Title
Store Type
Project
Description
DRAWINGS REVISED AS PER DESIGN BULLETIN
No. Date
Description
Description
REVISIONS
No. Date
ISSUE TABLE
No. (mm/dd/yy)Date
TIM
HO
RTO
NS
US
WEL
CO
ME
2020
MO
DEL
138
0-20
, 222
30 W
OO
DW
ARD
AVE
NU
E, F
ERN
DAL
E, M
ICH
IGAN
: ISS
UED
FO
R S
ITE
PLAN
(MAR
CH
03,
202
0) T
DL
NO
. XXX
XX
N
PROJECT NORTH
US WELCOME 2020 MODEL1380-20
THIS DRAWING IS OWNED BY OR LICENSED FOR USE BY TIM HORTONS ( OR ITSAFFILIATED OR RELATED COMPANIES) AND MAY NOT BE REPRODUCED, USED,DOWNLOADED, DISSEMINATED, PUBLISHED, OR TRANSFERRED IN ANY FORM ORBY ANY MEANS, EXCEPT WITH THE PRIOR WRITTEN CONSENT OF TIM HORTONS.COPYRIGHT INFRINGEMENT IS A VIOLATION OF FEDERAL LAW SUBJECT TOCRIMINAL AND CIVIL PENALTIES.
THE CONTRACTOR IS TO VERIFY ALL DIMENSIONS AND CONDITIONS ON THEPROJECT AND TO REPORT ANY DISCREPANCIES TO THE TIM HORTONSREPRESENTATIVE PRIOR TO COMMENCING WORK. THESE DRAWINGS ARE NOT TOBE USED FOR CONSTRUCTION PURPOSES UNLESS INDICATED BY TIM HORTONSAS "ISSUED FOR CONSTRUCTION".
MARCH 2020
DR
ISSUED FOR SITE PLAN03-03-2001
(321)559-8308
O R L A N D O • T O R O N T O • V A N C O U V E R
www.kpaulpartnership.com1420 Celebration Blvd. Unit 300 Celebration, Florida 34747
K P A U L P A R T N E R S H I P I N C.
22230 WOODWARDAVENUE
NOT FOR
CONSTRUCTION
RE-ISSUED FOR SITE PLAN04-24-202002
30
10
10
T/O CONC. SLAB
T/O HIGH PARAPET
T/O CONC. SLAB
PROPOSED DRIVE THRU ELEVATION1A5.1 SCALE: 1/4"=1' - 0"
PROPOSED REAR ELEVATION2A5.1 SCALE: 1/4"=1' - 0"
T/O TOWER
U/S OF DECK@ LOW POINT
T/O LOW PARAPET
T/O D/T WINDOW SILL
T/O HIGH PARAPET
T/O TOWER
T/O LOW PARAPET
U/S OF DECK@ LOW POINT
A B
124 FC-1 1 MC-1 1MC-118 20
10
20
9
25TYP.
29147
20 18
21
2011
22
9
25TYP.
2371313 19813 26
29
U/S OF DECK@ HIGH POINT
16 16
35 35 35 35
0'-0"
19'-10"
23'- 4"
14'-0"
17'-10"
0'-0"
3'-0"
19'-10"
14'-0"
23'- 4"
14'-11"
17'-10"
1 MC-1
1MC-1
1MC-1
31
31
31
2422
11
13
4 FC-2
20 20
14'-6
"U
/S O
F SI
GN
AGE
10
24 BR-3
24 BR-3
P-7P-7 P-7
P-7
12
12WL-4 WL-4WL-4WL-4
SYMBOL LEGENDNOTE REFERENCEREFER TO ELEVATION NOTES1
FINISH TYPEFN#
1/4"=1'-0"
A5.1
LM
EXTERIORELEVATIONS
EXTERIOR FINISH SCHEDULEPRODUCT MANUF. PATTERN & COLOURTAG SUPPLIER/ CONTACT
SHERWIN WILLIAMS COLOR: #SW6903 CHEERFULBOLLARDP-7 SHERWIN WILLIAMS (NORTH AMERICA)CONTACT: SUE LIVINGSTONETEL: 400-738-7350
PAC-CLADPETERSENALUMINUM
COLOR: KYNAR 500 - MATTE BLACK*SEALANT: TITEBOND WEATHER MASTER SEALANT COLOUR: 61121 BLACK
PREFINISHED METALFLASHING
MC-1 MICHELE [email protected]
ANODIZED ALUMINUM(EXTERIOR STOREFRONT)
KAWNEER KAWNEER TRIFAB VERSAGLAZE 451T, THERMALLY BROKEN 2"X4 12" WITH 1"INSULATED CLASS LOW E GLASS UNIT (BLACK ANODIZED) SWING DOORS-KAWNEER 190 SERIES, SINGLE ACTING, NARROW STILE DOORS WITH 1"TEMPERED, INSULATED GLASS AND 10" BOTTOM RAIL (BLACK ANODIZED)
ANODIZED ALUMINUM(DRIVE-THRU WINDOW)
EASISERV IN LINE SIDE SLIDER, SS100-2. 'BLACK ANODIZED'
KAWNEER (770) 449-5555ATTENTION: CHERYL WILKERSON
EASISERVT: 604-422-8611F: 604-422-8376WWW.EASI-SERV.COM
EXTRUDED ALUMINUMSIDING
SIZE: 6" NOMINAL SPACING WITH 1/2" REVEAL JOINTS, COLOUR: CANADIANSHIELD (G.C TO TOUCH UP IN FIELD), PATTERN: STACKED AT VERTICAL BUMPOUTS AND STAGGERED AT HORIZONTAL BUMP OUTS. NOTE: SIDING TO BEINSTALLED WITH KNOTWOOD ALUMINUM TRIM PIECES, STARTER CLIPS &JOINTS (COLOUR: MATCH 'CANADIAN SHIELD')
KNOTWOODFC-2 HAINES, JONES & CADBURY CORP.CONTACT: TIM HORTONS SERVICE TEAMTEL: (866)256-3885
SHERWIN WILLIAMS PAINT FOR FASCIAS AND/OR EXTERIOR METALS (SOFFITS, TRIM, ETC.) TOMATCH SURROUNDING COLOURS WHERE NECESSARYSHERWIN WILLIAMS "CYBERSPACE SW7076" MIN. 2 COATSSPRAY APPLICATION
EXTERIOR METAL PAINTSP-13 SHERWIN WILLIAMS (NORTH AMERICA)CONTACT: SUE LIVINGSTONETEL: 400-738-7350
BR-3 BRICK MODULAR FACE BRICK 94mm D x 57mm H x 194mm L COLOUR: ENDICOTT DARKIRONSPOT, VELOUR FINISH, RUNNING BOND. MORTAR; SM730, BRIARWOOD.
ENDICOTT CLAYPRODUCTS TBD
PERFORATED METALFIXTURE
PERFORATED WHITE METAL OVER BLACK METAL PANELS FRAMED WITHBLACK ALUMINUM FRAME.
LEKTRONBRANDINGSOLUTIONS
FC-1 TBD
PAC-CLADPETERSENALUMINUM
COLOR: KYNAR 500 - SLATE GRAY*SEALANT: TITEBOND WEATHER MASTER SEALANT COLOUR: 46721 GRAY
PREFINISHED METALFLASHING
MC-2 MICHELE [email protected]
VISOLIGHTING
LED EXTERIOR WALL MOUNT DOWN LIGHT, COLOR TO MATCH PANTONE186C.
WALL SCONCESWL-4 DOMINIQUE BASTIENTEL: (416) [email protected]
EXTERIOR ELEVATION NOTESPRE-FINISHED METAL CAP FLASHING C/W DRIP.
PRE-MANUFACTURED MESH BOX AND ALUMINUM BUMP-OUT FEATURE SUPPLIED BY TDL AND INSTALLED BY LEKTRON BUILDING SOLUTIONS INC. REFER TO MANUFACTURERS DRAWINGS.REFER TO EXTERIOR FINISH SCHEDULE.
PRE-FINISHED METAL FLASHING.
EXTRUDED ALUMINUM SIDING, COLOR: CANADIAN SHIELD. REFER TO EXTERIOR FINISH SCHEDULE.
N/A.
PRE-FINISHED 'BLACK ANODIZED' ALUMINUM STOREFRONT SYSTEM WITH INSULATED GLAZING.
EXPOSED FOUNDATION TO BE PARGED AND FREE OF IMPERFECTIONS.
GAS UTILITY METER.
POURED CONCRETE FOUNDATION & FOOTING.
INTERNALLY ILLUMINATED BUILDING SIGNAGE PROVIDED AND INSTALLED BY SIGN COMPANY. G.C TO PROVIDE ALL REQUIRED BLOCKING AND FINAL ELECTRICAL CONNECTION. SIGNMANUFACTURER SHALL OBTAIN SIGNAGE PERMITS FROM THE CITY BASED ON LOCAL REQUIREMENTS. G.C SHALL VERIFY ACTUAL LOCATION & SIZE OF SIGNS WITH SIGN MANUFACTURER'SAPPROVED DRAWINGS AND COORDINATE LOCATIONS OF BLOCKING AND UTILITIES. G.C TO COORDINATE WITH SIGN INSTALLER TO USE VHM DRILL BIT WHILE DRILLING FOR ELECTRICAL FEEDLINES AND SIGNAGE FASTENERS (AT LOCATION OF LAMINATED PANELS).
GALVANIZED STEEL ROOF ACCESS LADDER TO BE PRIMED AND PAINTED.
PLANTER BOX BY OTHERS.
PROVIDE & INSTALL 6" DIAMETER STEEL PIPE BOLLARD (GROUT SOLID TO TOP) AROUND GAS METER AND CT CABINET AS PER LOCAL CODES & UTILITY COMPANY REQUIREMENTS. PROVIDEBOLLARD COVER BY POST GUARD 1-866-737-8900. EMAIL: [email protected].
DRIVE-THRU WINDOW INSERT (BLACK ANODIZED)..
EXIT ONLY DECAL BY TDL GROUP CORPORATION, TO BE INSTALLED BY G.C.
PRE-FINISHED GALVANIZED STEEL DOWNSPOUT & COLLECTOR BOX.
EXTERIOR RECYCLING UNIT SUPPLIED BY TDL GROUP LTD. & INSTALLED BY G.C.
DASHED LINE INDICATES U/S OF DECK BEHIND PARAPET.
C/T CABINET AND METER.
LINE OF PARAPET WALLS BEYOND.
GENERAL PURPOSE EXTERIOR LIGHTING FIXTURES.
G.C TO PROVIDE & INSTALL 6" DIA. STEEL PIPE BOLLARD (GROUT SOLID TO TOP) @ DRIVE-THRU WINDOW INSERT. PROVIDE BOLLARD COVER BY POST GUARD 1-866-737-8900. [email protected]. REFER TO SITE DEVELOPMENT DRAWINGS FOR PLACEMENT.
LOCATION OF REMOTE SUCTION FOR GREASE INTERCEPTOR.
BRICK - MODULAR SIZE. REFER TO EXTERIOR FINISH SCHEDULE.
ALL BASE FLASHING TO MATCH ADJACENT MATERIAL COLORS.
HOSE BIBB.
12.5mm X 12.5mm REVEAL LINE IN STUCCO FINISH.
G.C TO PROVIDE & INSTALL STAINLESS STEEL KICK PLATES (AT BOTTOM PANELS) ON BOTH SIDES OF MAIN ENTRANCE DOORS & EXIT DOORS. COLOR: BLACK.
G.C TO PROVIDE CONCRETE CURB ALONG DRIVE-THRU LANE. CURB TO PROJECT 200MM FROM FACE OF PANELS AND LENGTH OF CURB IS EXTENT OF FEATURE WALL.
EXTEND ROOF MEMBRANE UP PARAPET WALL AND OVER TOP OF FRAMING (TYP.). SECURE PREFABRICATED ROOF EDGE CLEATS THROUGH MEMBRANE AS SPECIFIED BY MANUFACTURER.
HVAC UNITS.
BRICK - MODULER. REFER TO EXTERIOR FINISH SCHEDULE.
G.C TO PROVIDE & INSTALL (FLEXIBLE LED "LUMISTRAP" C SIMULATED NEON 400K( AT PERIMETER OF OVERHANG. LEKTRON BRANDING SOLUTION TEL:-1-918-622-4978. EMAIL:[email protected]. G.C TO COORDINATE WITH SPOHN ASSOCIATES INC. TO PROVIDE A 1"x1" REVEAL FOR INSTALLATION OF LUMISTRAP LIGHT.
N/A.
WALL SCONCE LIGHTING. REFER TO EXTERIOR FINISH SCHEDULE.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
Location
2002135
Project No. Drawing No.
Scale
Drawn
Date
Checked
FERNDALE, MICHIGAN
Drawing Title
Store Type
Project
Description
DRAWINGS REVISED AS PER DESIGN BULLETIN
No. Date
Description
Description
REVISIONS
No. Date
ISSUE TABLE
No. (mm/dd/yy)Date
TIM
HO
RTO
NS
US
WEL
CO
ME
2020
MO
DEL
138
0-20
, 222
30 W
OO
DW
ARD
AVE
NU
E, F
ERN
DAL
E, M
ICH
IGAN
: ISS
UED
FO
R S
ITE
PLAN
(MAR
CH
03,
202
0) T
DL
NO
. XXX
XX
N
PROJECT NORTH
US WELCOME 2020 MODEL1380-20
THIS DRAWING IS OWNED BY OR LICENSED FOR USE BY TIM HORTONS ( OR ITSAFFILIATED OR RELATED COMPANIES) AND MAY NOT BE REPRODUCED, USED,DOWNLOADED, DISSEMINATED, PUBLISHED, OR TRANSFERRED IN ANY FORM ORBY ANY MEANS, EXCEPT WITH THE PRIOR WRITTEN CONSENT OF TIM HORTONS.COPYRIGHT INFRINGEMENT IS A VIOLATION OF FEDERAL LAW SUBJECT TOCRIMINAL AND CIVIL PENALTIES.
THE CONTRACTOR IS TO VERIFY ALL DIMENSIONS AND CONDITIONS ON THEPROJECT AND TO REPORT ANY DISCREPANCIES TO THE TIM HORTONSREPRESENTATIVE PRIOR TO COMMENCING WORK. THESE DRAWINGS ARE NOT TOBE USED FOR CONSTRUCTION PURPOSES UNLESS INDICATED BY TIM HORTONSAS "ISSUED FOR CONSTRUCTION".
MARCH 2020
DR
ISSUED FOR SITE PLAN03-03-2001
(321)559-8308
O R L A N D O • T O R O N T O • V A N C O U V E R
www.kpaulpartnership.com1420 Celebration Blvd. Unit 300 Celebration, Florida 34747
K P A U L P A R T N E R S H I P I N C.
22230 WOODWARDAVENUE
NOT FOR
CONSTRUCTION
RE-ISSUED FOR SITE PLAN04-24-202002
31
63-24-36
63-24-42 63-24-48
63-24-30
43.1-18-48-263-24-36
63-24-48
64-18-24-4
49-21-42-349-21-42-349-18-36-4
49-24-36-4 49-30-42-3 49-30-42-3
B
A
2
A
B
21
1
TANKLESS HW TANKLESS HW
ELEC
. PAN
EL
64-2
4-30
-464
-24-
30-4
43'-10"
33'-2"
PUBLICAREA
101
WRM.VEST.
102
WOMEN'SWRM.
104
MEN'SWRM.
103
SERVICEAREA
105
KITCHEN106
STORAGE107
Location
2002135
Project No. Drawing No.
Scale
Drawn
Date
Checked
FERNDALE, MICHIGAN
Drawing Title
Store Type
Project
Description
DRAWINGS REVISED AS PER DESIGN BULLETIN
No. Date
Description
Description
REVISIONS
No. Date
ISSUE TABLE
No. (mm/dd/yy)Date
TIM
HO
RTO
NS
US
WEL
CO
ME
2020
MO
DEL
138
0-20
, 222
30 W
OO
DW
ARD
AVE
NU
E, F
ERN
DAL
E, M
ICH
IGAN
: ISS
UED
FO
R S
ITE
PLAN
(MAR
CH
03,
202
0) T
DL
NO
. XXX
XX
N
PROJECT NORTH
US WELCOME 2020 MODEL1380-20
THIS DRAWING IS OWNED BY OR LICENSED FOR USE BY TIM HORTONS ( OR ITSAFFILIATED OR RELATED COMPANIES) AND MAY NOT BE REPRODUCED, USED,DOWNLOADED, DISSEMINATED, PUBLISHED, OR TRANSFERRED IN ANY FORM ORBY ANY MEANS, EXCEPT WITH THE PRIOR WRITTEN CONSENT OF TIM HORTONS.COPYRIGHT INFRINGEMENT IS A VIOLATION OF FEDERAL LAW SUBJECT TOCRIMINAL AND CIVIL PENALTIES.
THE CONTRACTOR IS TO VERIFY ALL DIMENSIONS AND CONDITIONS ON THEPROJECT AND TO REPORT ANY DISCREPANCIES TO THE TIM HORTONSREPRESENTATIVE PRIOR TO COMMENCING WORK. THESE DRAWINGS ARE NOT TOBE USED FOR CONSTRUCTION PURPOSES UNLESS INDICATED BY TIM HORTONSAS "ISSUED FOR CONSTRUCTION".
MARCH 2020
DR
ISSUED FOR SITE PLAN03-03-2001
(321)559-8308
O R L A N D O • T O R O N T O • V A N C O U V E R
www.kpaulpartnership.com1420 Celebration Blvd. Unit 300 Celebration, Florida 34747
K P A U L P A R T N E R S H I P I N C.
22230 WOODWARDAVENUE
NOT FOR
CONSTRUCTION
RE-ISSUED FOR SITE PLAN04-24-202002
SCALE: 1/4"=1'-0"
EQUIPMENT PLANA21
1/4"=1'-0"
A2
RM
EQUIPMENT /FLOOR PLAN
32
TIMHORTONS0.70ACRESAFTERSPLIT=0.47ACRES
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
WL4
MH: 7.6
LP7
MH: 10.3
0.4 0.4 0.5 0.6 0.7 0.7 0.7 0.7 0.8 0.9 1.1 1.3 1.4 1.4 1.4 1.4 1.6 1.9 2.3 2.8 3.5 4.2 4.5 4.6 4.4 4.4 4.7 4.5 3.8 3.2 2.8
0.4 0.5 0.7 0.9 1.3 1.8 1.8 1.3 1.0 1.2 1.8 2.5 2.6 2.6 2.7 2.4 2.1 2.2 2.6 3.6 5.1 6.2 6.5 6.2 5.8 5.8 6.1 5.7 4.7 3.9 3.3
0.5 0.7 1.0 2.3 4.3 5.6 4.8 2.9 1.6 2.3 4.6 6.3 6.6 6.7 6.7 5.4 3.4 2.6 3.4 5.9 9.3 11.2 10.8 9.2 7.9 7.7 8.3 7.7 6.3 5.0 4.2
0.7 0.9 2.4 6.3 10.0 10.6 8.4 4.8 2.5 4.2 8.3 11.2 12.1 12.2 11.7 9.3 5.2 3.0 4.3 8.6 14.0 16.5 14.9 11.6 9.2 8.9 10.1 9.7 7.9 6.2 5.2
0.8 1.5 5.0 10.7 12.5 10.0 6.8 3.5 2.0 3.9 7.4 9.8 10.5 10.5 10.0 7.8 4.2 2.2 3.4 7.3 11.5 13.0 11.1 8.1 6.4 7.0 9.9 10.3 8.6 6.9 5.8
0.9 2.3 6.8 11.2 8.7 10.2 8.8 7.2 6.2
1.0 2.4 6.2 9.0 9.3 11.3 9.8 8.1 6.9
0.9 1.8 4.0 5.4 10.4 12.6 11.0 9.1 7.8
0.8 1.1 1.9 2.2 11.1 13.4 11.8 9.8 8.5
0.8 0.9 1.1 1.1 11.6 14.1 12.5 10.4 9.1
1.0 1.1 1.3 1.2 12.0 14.6 12.9 10.9 9.5
1.2 1.4 1.7 1.6 12.5 15.1 13.4 11.3 9.8
1.5 1.8 2.2 2.2 13.2 15.9 13.9 11.6 10.0
1.8 2.2 2.9 2.9 14.2 16.9 14.6 11.9 10.1
2.0 2.5 3.3 3.3 15.7 18.4 15.2 11.9 9.8
2.1 2.6 3.3 3.4 18.6 20.5 15.4 11.3 9.1
2.0 2.4 3.1 3.2 23.5 22.0 14.3 9.9 8.0
1.8 2.2 3.2 3.9 21.0 17.7 11.1 7.8 6.4
1.6 2.3 4.5 6.6 11.5 10.8 7.8 5.9 4.9
1.4 2.7 6.6 10.0 6.2 7.0 5.7 4.4 3.8
1.3 2.9 7.4 11.7 7.2 6.3 4.4 3.3 2.9
1.1 2.3 6.1 10.7 12.1 10.8 8.2 4.5 1.4 0.5 1.1 3.6 7.7 10.5 10.6 10.3 10.8 9.5 5.7 2.1 0.5 0.5 1.5 4.6 8.3 10.3 9.3 6.0 3.3 2.4 2.2
0.8 1.4 3.5 6.8 9.0 8.9 6.6 3.2 1.0 0.6 1.2 3.5 7.1 9.3 9.2 8.8 9.3 8.3 4.8 1.7 0.6 0.6 1.7 4.5 7.6 8.5 6.6 3.7 2.1 1.8 1.7
0.6 0.8 1.5 2.7 3.7 3.7 2.7 1.3 0.7 0.6 0.8 1.7 3.2 4.1 3.8 3.6 4.0 3.5 2.0 0.9 0.5 0.5 0.9 2.0 3.2 3.5 2.7 1.8 1.5 1.3 1.2
0.5 0.6 0.7 1.0 1.2 1.2 0.9 0.7 0.6 0.5 0.6 0.8 1.2 1.4 1.3 1.2 1.4 1.2 0.8 0.6 0.4 0.4 0.5 0.7 1.0 1.1 1.1 1.1 1.1 1.0 0.9
0.4 0.4 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.5 0.5 0.6 0.7 0.8 0.8 0.8 0.7 0.7 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.5 0.8 0.9 0.8 0.8 0.8
CONTINUOUS LED
STRIP LIGHTING
MOUNTED AS PER
ELEVATIONS.
CONTINUOUS LED
STRIP LIGHTING
MOUNTED AS PER
ELEVATIONS.
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Perimeter site_Planar Illuminance Fc 5.11 23.5 0.4 12.78 58.75
Luminaire Schedule
Symbol Qty Label Description Lumens Watts LLF
1 LP7 NA.TDL-VIS-LP7 1050 9.7 0.900
10 WL4 NA.TDL-VIS-WL4 1800 20 0.900
1 led strip 500lm/ft 7.6W/ft 0.900
388 Carlaw Ave. Suite 207, Toronto, ON, M4M 2T4 - Canada
lightbysimple.com
Date Rev. # Dwg. #
Scale Drawn By
Project Address
Dwg. Title
Project Name
TIM HORTONS
Exterior Calculation
GENERIC LOCATION
3/8" = 1'-0"
2020.03.17
33
Community & Economic Development 300 East Nine Mile Road
Ferndale MI 48220 248.546.2366
www.ferndalemi.gov
1
April 15, 2020
Mark Antonetz, P.E. Sands Decker 1495 Old Henderson Road Columbus, OH 43220
RE: 22230 Woodward Avenue (Tim Horton’s) Site Plan
Dear Mr. Antonetz:
The site plans for 22230 Woodward Avenue, received on April 2, 2020, were reviewed for technical compliance with City ordinances of state adopted codes for engineering and fire. The following comments should be addressed by in order to meet the timing that was previously discussed:
General
• The site plan submission is incomplete with missing documentation, including:
• Landscape plan details, including existing tree survey, screening walls and fences (including dimensions, materials, and details), and types of trees to be planted (parking lot or greenbelt).
• Floor plan
• Location, height, and outside dimensions of all existing and proposed buildings or structures on site, with setbacks and yard dimensions, and of all existing buildings and structures within 100 feet of the site
• Setbacks, percentage of lot coverage
• A lot-split is proposed for the property, which would create a shared ingress/egress easement on Woodward Avenue and allow for future development on a new south parcel. A lot split application would be a required condition of approval.
Special Land Use – Review Standards (Sec. 24-273)
• Drive-through facilities require a special land use application in the underlying C-2 (General Commercial) zoning district. If this property has a prior special land use approval, a new special land use application would not be required unless the new plan constitutes a major amendment of the prior special land use according to Sec. 24-277 (a). If the property owner has a prior special land use, those conditions should be noted in the application and on the plan.
• The city council and the planning commission shall review a request for a special land use in reference to any specific standards stated within this chapter, including the standards for review of site plans, and shall determine whether the proposed special land use will:
• (1) Unreasonably detract from, erode or reduce the desirability or economic viability of any residential or business uses within 2,500 feet of the proposed use.
• (2) Be designed, constructed, operated and maintained so as to be harmonious with the existing or intended character of the general vicinity and will not change the essential character of the area. The site design of the proposed special land use shall minimize the impact of site activity on surrounding properties. In determining whether this requirement has been met, consideration shall be given to: • a. The location and screening of vehicular circulation and parking areas in relation to
surrounding development. • b. The location and screening of outdoor storage, outdoor activity or work areas and
34
Community & Economic Development 300 East Nine Mile Road
Ferndale MI 48220 248.546.2366
www.ferndalemi.gov
2
mechanical equipment in relation to surrounding development. • c. The hours of operation of the proposed use. Approval of a special land use may be
conditioned upon operation within specified hours considered appropriate to ensure minimal impact on surrounding uses.
• d. The bulk, placement and materials of construction of the proposed use in relation to surrounding uses.
• e. The impact of parking or traffic on the surrounding area.
• (3) Be served adequately by existing public services and facilities and not impose additional service demands upon the city that will not be adequately addressed by the applicant.
• (4) Further enhance the public health, safety, welfare, and economic benefit and the municipal purposes and policies of the City.
• (5) Be consistent with the intent and purposes of this chapter and the objectives of the master plan and comply with all applicable state and federal laws.
• (6) The planning commission shall have the authority to require other studies and materials be submitted to confirm compliance with the standards of this section, including but limited to, traffic impact studies, market studies, environmental assessments or utility capacity analyses at the expense of the applicant.
Drive-Through Facilities – Use Regulations (Sec. 24-146)
• The use regulations for drive-through facilities includes a number of requirements related to pedestrian access, hours of service, outdoor speakers, rear setbacks, landscaping, and lighting. The majority of these regulations appear to be met but shall be clarified by the applicant on the site plan. Items that need to be addressed are denoted in specific sections of this review:
• Tree requirements (Landscaping)
• Rear setback (Zoning District Review)
• Lighting (Lighting) Zoning District Review
• The proposed development is located in the Transit-Oriented Development (TOD) overlay district and underlying General Commercial (C-2) zoning district.
• The TOD Applicability regulations (Sec. 24-66 (3)) requires that “where a new building is proposed, the site and building shall be subject to the requirements of the TOD district.
• Sec. 24-66 (d) states “the plan commission may waive the requirements of this article if it finds a proposed building design is in keeping with the intent of this section and the recommendations of the master plan and meets all of the following conditions: • (1) It is designed to significantly and substantially improve stormwater management for
the property. • (2) The site and building are designed to achieve efficiency in use of land, natural
resources, energy, public services and utilities. • (3) The proposed building design promotes diversification of uses, mixed-use
development, or increased density along the transit corridor. • (4) It does not adversely affect the public health, safety, comfort and welfare of the
citizens of the city.
• The proposed development was reviewed according to the site development standards of the TOD district (Sec. 24-67) and noted in the chart below:
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Community & Economic Development 300 East Nine Mile Road
Ferndale MI 48220 248.546.2366
www.ferndalemi.gov
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Transit-Oriented Development District Requirement Proposed
(a) Minimum Building Height (ft) 25’ 17’ 10”
- Occupiable Space on Second Story Required. Not provided.
(b) Maximum height of stories at finished grade (ft) 18’ 14’ 11”
(c) Exterior walls shall have architectural delineation between first and second stories. The second story façade height shall be less than the first story height.
Required. Generally, meets
requirement.
(d) Building facades at finished grade facing public rights of way shall consist of at least 50 percent window area to allow for visibility of services or products. Tinted and reflective glass are prohibited. Upper level windows shall be vertically proportioned.
Required. Not apparent on
site plan.
(e) The principal building shall have a zero-foot front setback. The plan commission may allow for variation of this standard in instances to allow for wider sidewalks, landscaped green space, or outdoor restaurant seating that enhances the public space.
0’ Not apparent on
site plan.
(f) Each building abutting a public street for which a street address number is assigned shall be accessible to and from that street by an entrance open and unlocked to the public during business hours. This condition shall be enforced by periodic inspections, not less than annually. Residential entrances are excluded.
Required Add a note to site plan.
• The site plan appears to be deficient in meeting the minimum building height requirement, providing occupiable space on the second story, and clearly delineating window area and front yard setback requirements. If the applicant is proposing to request a waiver from the TOD requirements, the applicant shall provide that request in writing. • Occupiable space is defined in Sec. 24-65 as “An enclosed space intended for human
activities, excluding those spaces intended primarily for other purposes, such as storage rooms and equipment rooms, that are only intended to be occupied occasionally and for short periods of time.”
• Sec. 24-67 (e) requires a zero-foot setback but does allow for the plan commission to consider variation of this standard in instances to allow for wider sidewalks, landscaped green space, or outdoor restaurant seating that enhances the public space.” The site plan proposes a landscaped area on the primary frontage and will need to request a waiver from the Planning Commission. The applicant should also confirm the proposed front setback.
• Sec. 24-146. (j) requires a rear setback of 30 feet measured from the rearmost edge of construction of the building or canopy to the nearest residential property line. This requirement appears to be met but should be denoted on plans.
Access and Circulation
• The site plan outlines proposed modifications to the existing off-street parking lot, including 18 off-street parking spaces (one ADA space), four (4) bicycle parking spaces, and a drive through lane with stacking spaces. The proposed 18 off-street parking spaces appear to meet the requirements of section 24-223, but the applicant shall confirm the proposed building floor area.
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Community & Economic Development 300 East Nine Mile Road
Ferndale MI 48220 248.546.2366
www.ferndalemi.gov
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• There are eight (8) stacking spaces proposed for the on-lane drive-through facility, which is two (2) more than required by ordinance. According to sec. 24-224 (4), stacking space dimensions are required to be nine (9) feet in width and 20 feet in length, and stacking lanes shall be a minimum of 12 feet in width. These standards appear to be met, but the applicant shall confirm.
• There are 28 existing off-street parking spaces on the property to the south, which is proposed to split from the Tim Horton’s development. The property split application is required, otherwise the project may exceed the maximum allowed parking ordinance (sec. 24-223 (h)).
• Since the proposed development is less than 10,000 square feet, electric vehicle charging stations are not required (Sec. 23-223 (l)). However, staff recommends the applicant consider installing an electric vehicle charging station and can connect the applicant to resources and information if interested.
• The applicant is proposing four (4) bicycle parking spaces on the plan. The applicant shall confirm the building square footage to confirm the requirement and provide dimensions of the installation area and rack type.
• Bicycle parking (including type of rack, Sec. 24-223 (e) requires sufficient bike racks based on use (a minimum of 4 spaces). Dimensions must be shown on plans (standard is 2 feet wide, 6 feet long, and 3 feet 4 inches tall; minimum 5 feet behind all required spaces; minimum wall clearance of 2 feet 6 inches). Dimensions and rack type must be shown on plans.
• Proposed access to the site consists of two (2) existing driveways on Woodward Avenue. An existing 24-foot, two-way driveway would provide shared access to Tim Horton’s and the proposed second parcel to the south. Patrons could loop around the building in counterclockwise fashion to enter the drive-through stacking spaces, park, or exit to a one-way exit onto Woodward Avenue. The applicant shall confirm the width of the egress leading from the drive-through to Woodward Avenue.
• The proposed outdoor speaker for ordering should be noted on the revised site plan.
Building Design
• The site plan includes color depictions of each building elevation with materials noted. The site plan is required to denote with percentages of primary and secondary materials per building elevation (Sec. 24-184). Materials such as brick, siding, and perforated metal are included, but the applicant needs to determine the percentages by elevation. Below are the required minimum material percentages and an example chart that should be added to the revised plan:
• Primary Materials must be used to compose a minimum of 75% of wall area of the building base and 50% of wall area for the upper floors.
• Secondary Materials are allowed to compose a maximum of 25% of wall area in the building base and 50% of wall area for the upper floors.
Elevation Primary Material
Percentage Secondary Material
Percentage
North
South
East
West
• The existing, nonconforming waste receptacle generally adheres to ordinance (Sec. 24-198) as it is screened with masonry and wood gate and on a concrete pad. However, staff recommends the applicant consider recycling facilities and potentially locating the facility closer to the proposed building.
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Community & Economic Development 300 East Nine Mile Road
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www.ferndalemi.gov
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• Rooftop mechanical units are not denoted on the plans but shall be denoted with screening. Meters and utilities are denoted on the building elevations, but a screening method should be shown on plans.
• A number of signs are denoted on the elevation drawings. All signs will be reviewed separately through the sign permit process, but the signs do appear to be larger than permitted by ordinance.
Engineering and Fire Department (note Fire and Police Department reviews are still in process)
• Plans do not depict any utility or paving improvements. If this should change, revised plans and stormwater mitigation may be required.
• All work within the Woodward Avenue if proposed at a later date will require an MDOT permit.
• Knox Box and Knox Electrical Shut Off utilities are required by Ferndale Fire Department and should be shown on the plans. The Fire Marshal, Dennis Barr, should be contacted for more details at [email protected].
Landscaping Plan (Sec. 24-191)
• Section 24-146 (j) requires that drive-through facilities exceed landscaping and screening requirements by “ten percent relative to screening and landscaping.” The following table provides a review of the requirements of the plan in accordance with the standards of Section 24-146 (j), Section 24-191 and the Vegetation Ordinance:
Type Ordinance Requirement Proposed
Greenbelt 1 deciduous tree for every 30’ of road frontage (295’/30’)
10 deciduous trees 3 existing trees; deficient by 7 trees
Screening Wall (E) Screening wall where off-street parking abuts residential
5’-8’ masonry screen wall
Existing masonry screen wall
Parking 4 trees for every 25 parking spaces; Hedge row, 3’ brick wall, or 3’ wrought iron fence with hedge
4 trees and either a hedge row, 3’ brick wall, or 3’ wrought iron fence with hedge
0 trees; deficient by 4 trees and parking lot screening on north and west street frontages
• The landscaping plan notes proposed shrubs and ground cover as well as three (3) existing
greenbelt trees but is deficient by 10 trees. The landscaping plan should decipher each existing and
required tree type in the tree schedule and plant list chart. Fences, walls, structures or plantings
shall not be permitted within 15 feet of an intersection of two streets or of a driveway or alley and a
street. If there are not suitable places on-site for the total number of trees, the Planning
Commission may waive this requirement in favor of funds to be place in the City’s tree fund.
• Sec. 24-191 (c) (2) requires off-street parking areas that abut a public right-of-way provide a hedge row, a three-foot tall brick wall or a three-foot tall wrought iron fence with a continuous evergreen hedge row shall be provided between the parking spaces and the street. This is required along the public right of way on College Street and Woodward Avenue.
• A tree permit shall be submit with a final site plan, demolition permit, or building permit for any new trees to be planted on site. There is not a fee for a tree permit.
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Community & Economic Development 300 East Nine Mile Road
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www.ferndalemi.gov
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Lighting Plan
• A photometric plan was included in the site plan, but only demonstrated footcandles of the new proposed building. Manufacturer cut sheets, mounting height and method of shielding for each type of fixture should be included in a revised plan. Footcandle measurements at property lines are also required.
Please highlight any revisions on the site plan with a red bubble for clarity. All revisions should also be listed in an accompanying letter and pdf of the site plan update. Sincerely,
Justin Lyons, Planning Manager
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May 6, 2020 Community & Economic Development
CITY OF FERNDALEREQUEST FOR COUNCIL ACTION
FROM: Justin Lyons
SUBJECT: 23100 Woodward Avenue - Site Plan Discussion Item
INTRODUCTIONThe applicant and property owner at 23100 Woodward contacted the City regarding potential redevelopmentof the site to a vehicle filling station. The former Art Van Pure Sleep retail store closed recently due to ArtVan's bankruptcy proceedings. The property at 23100 Woodward Avenue is located in the Transit-OrientedDevelopment (TOD) overlay with an underlying zoning of C-2 (General Commercial), and located in theDowntown Development Authority (DDA) district. Vehicle filling and service stations require special land useapproval in the C-2 district. The applicant was interested in discussing the project with the PlanningCommission prior to submitting a site plan and special land use application.
Discussion items are meant for applicants to share conceptual project ideas at a public meeting with thePlanning Commission prior to submitting official plans. The Planning Commission does not vote on projectsreviewed at discussion items, but does offer guidance and initial feedback to applicant and staff.
SUMMARY & BACKGROUNDThe applicant provided a concept site plan and letter describing the project. The applicant and staff discussedrequirements of the TOD zoning overlay, access management requirements, and other site plan requirements.The initial concept proposes to reuse a portion of the existing building and meets basic site use regulations(Sec. 24-161) for vehicle-related business, but the plan was not reviewed in detail.
If the applicant moves forward with a full site plan and special land use application, public hearings at thePlanning Commission and City Council would be required. Public hearings for special land use applicationsrequire a public notice in a newspaper of local circulation and mailed notice to property owners and occupantswithin 300 feet of the applicant's property at least 15 days prior to the hearing. Staff and the applicant arelooking forward to discussing the project with the Planning Commission.
BUDGETARY CONTEXTN/A
CIP#N/A
ATTACHMENTSFerndale Item Discussion Letter - 23100 Woodward Ave.docx
CSP - FERNDALE GAS STATION- 05-01-20.pdf
STRATEGIC PLANNING CONTEXT40
May 6, 2020 Community & Economic Development
Economic Prosperity
RECOMMENDED ACTIONNo action will be taken on this item.
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33477 Woodward AvenueBirmingham, MI 48009Office: (248) 914-0444
Fax: (248) 282-1314
April 27th, 2020
RE: Former Art Van Pure Sleep Redevelopment
The Barbat Organization is the owner of the property being leased to Art Van Pure Sleep located at 23100 Woodward Avenue, Ferndale. Art Van has closed down all of its stores and is filing for bankruptcy. The Barbat Organization owns and operates a chain of 10 gas station convenience stores located in Birmingham, Bloomfield Hills, Rochester Hills, West Bloomfield and Grosse Pointe Farms. We would like to propose a redevelopment of the property in order to convert the building to a convenience store with a brand new exterior façade, interior floor plan and the addition of four gas pumps with canopy. The gas station will model the site recently constructed at Maple/Telegraph in Bloomfield Hills utilizing modern design, materials, and will contribute a new fresh energy to the area.
Sincerely,
Christopher Barbat
The Barbat Organization
Owner
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9'
6
18'
WO
ODW
ARD AVE.
CAMBORNE ST
EXIST. BLDG.
EXIST.BLDG.
EXIST.BLDG.
23100 WOODWARD AVE.
C COPYRIGHT 2020 ABRO DESIGN GROUP, INC.
DATE: ISSUE:
DO NOT SCALE DRAWINGSUSE FIGURED DIMENSIONS ONLY
ABRO DESIGN GROUP, INC.30600 NORTHWESTERN HWY.
SUITE 310FARMINGTON HILLS, MI. 48334
P. 248-254-3834 F. 248-671-2772
WWW.ABRODESIGNGROUP.COM
THESE PLANS ARE THE EXCLUSIVE PROPERTY OF ABRODESIGN GROUP, INC. THESE PLANS ARE NOT TO BE
MODIFIED, REPRODUCED, CHANGED OR COPIED INANY FORM OR MANNER WHATSOEVER. NOR ARE THEY
TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRSTOBTAINING THE EXPRESS WRITTEN PERMISSION
CONSENT OF ABRO DESIGN GROUP, INC.
CSP
23100WOODWARDAVE.FERNDALE, MI
SHEET NO:
PROJECT NO:
PROJECT:
SHEET TITLE:
042320
CONCEPTUAL SITEPLAN
AdgD E S I G N S T U D I OI N T E R I O R SP L A N N I N G
05.01.20 CLIENT REVIEW
CONCEPTUAL SITE PLANREDEVELOPMENT OF GAS STATION
northCONCEPTUAL SITE PLANSCALE: 1" = 20'-0"
TRAFFIC LIGHT20' ALLEY
125'
106'-10"
140'
40'-2
"
96'
CHARGINGSTATION NO. 1
NO. 2
NO. 4
NO. 1
NO. 3
GAS STATION W/SECOND STORY
OFFICE
3,378 SF(GROUND LEVEL)
CHARGINGSTATION NO. 2LINE OF PROPOSED
CANOPY ABOVE
2
30'
25'
30'
5'36
'-101
2"
TRASHENCLOSURE
43
