Memo FROM THE DESK OF THE ZONING ADMINISTRATOR

Transcription

1 Memo FROM THE DEK OF THE ZONING ADMINITRATOR To: Planning Commission Date: ept 12 Re: ept 16 meeting notes Dear Planners, We have a Holiday Inn ite Plan review to begin. I belive we can get this started with conditions that subsequent require variances are approved, and a return for a pecial Use Permit. ee the in you packet outlining an approach to getting the approvals in to allow a Fall start. Our sign consultant will present the proposed new sign language. Page 1 of 1 Document: DOCUMENT1

2 CHARTER TOWNHIP OF UNION Planning Commission Agenda Date: eptember 16, 2014 Time: 7:00 p.m. Place: Union Township Hall Pledge of Allegiance Roll Call Approval of August 19, 2014 Minutes Correspondence Approval of Agenda Public Comment: Restricted to three (3) minutes regarding issues not on this agenda New Business 1.) PR 1797 ite Plan Review for a Holiday Inn Location: east of 5260 E Pickard Road 2.) OTH 1558 ign Ordinance - Recommended Text Other Business Extended Public Comment Adjournment

3 CHARTER TOWNHIP OF UNION Planning Commission Regular Meeting A regular meeting of the Charter Township of Union Planning Commission was held on August 19, 2014 at the Township Hall. Meeting was called to order at 7:15 p.m. Roll Call Present: quattrito, Jankens, LaBelle, Henley, Mielke (Late) Excused: McGuirk, Primeau, hingles Absent: Fuller Others Present Woody Woodruff, Zoning Administrator; Margie Henry, Twp. Clerk Approval of Minutes Henley moved and Jankens supported the approval of the June 17, 2014 meeting minutes with minor spelling revisions. Ayes: All. Motion carried. Correspondence None Approval of Agenda Mielke moved and LaBelle supported approval of the agenda as presented. Ayes: All. Motion carried. Public Comment None New Business 1. TXT 1790 Text Amendment: An Amendment to Union Township Medical Marihuana zoning regulations to bring them into conformance with recent changes to Michigan Law. Discussion was held on proposed revisions to the township zoning ordinance on medical marihuana. Revisions were suggested by the township attorney as a result of recent court rulings. Chairman quattrito opened the floor for public comment on the issue. Public Comment None Mr. Woodruff informed the commissioners that the amendment would be forwarded to the County for approval as a matter of the legal process. Jankens moved and Henley supported recommendation of TXT Amendment 1790 to the Board of Trustees for approval. Ayes: All. Motion carried. Old Business - None Other Business Discussion was held on the sign ordinance update in regards to current applications. Extended Public Comment None Adjournment Chairman quattrito adjourned the meeting at 7:37 p.m. APPROVED BY: Alex Fuller - ecretary (Recorded by Angela chofield)

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15 CALE: PROJECT NUMBER: E DRAWN BY: JG/JB DATE: 8/29/2014 HEET 1 OF 8 J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:12:22 PM, ARCH full bleed D (36.00 x Inches) HEET INDEX: COVER HEET... C1.0 TOPOGRAPHICAL URVEY - DEMOLITION PLAN... C2.0 ITE PLAN... C3.0 ITE DETAIL... C3.1 UTILITY PLAN... C4.0 UTILITY DETAIL... C4.1 GRADING/TORM WATER MANAGEMENT... C5.0 LANDCAPING PLAN... L1.0 GENERAL NOTE: 1.) UNDERGROUND UTILITY LINE HOWN REFLECT INFORMATION COLLECTED FROM UTILITY OWNER AND VIIBLE MARKER FOUND AT THE TIME OF URVEY. HOWN LOCATION ARE NOT INTENDED TO BE EXACT AND CONTRACTOR MUT VERIFY LOCATION OF ALL UTILITIE PRIOR TO EXCAVATION. 2.) DRAWING GENERATED BY AUTOCAD CIVIL 3D RELEAE 2014, COPYING OR REPRODUCTION MAY DITORT CALE, DO NOT CALE FOR LAYOUT OR CONTRUCTION. 3.) ANY INFORMATION OR DATA ON THI DRAWING I NOT INTENDED TO BE UITABLE FOR REUE BY ANY PERON, FIRM OR CORPORATION OR ANY OTHER ON EXTENION OF THI PROJECT OR FOR ANY UE ON ANY OTHER PROJECT. ANY REUE WITHOUT WRITTEN VERIFICATION AND ADAPTATION BY THE URVEYOR OR ENGINEER FOR THE PECIFIC PURPOE INTENDED WILL BE AT THE UER' OLE RIK AND WITHOUT LIABILITY OR LEGAL EXPOURE TO THE URVEYOR OR ENGINEER. 4.) BENCHMARK: 1.) E CORNER OF "ART VAN" IGN BAE ELEVATION = ) NE HYDRANT FLANGE BOLT, NE CORN OF PALMER & THIRD T ELEVATION = ) NE HYDRANT FLANGE BOLT, NW CORNER OF PALMER & ECOND T ELEVATION = ) ALL PLAN UBJECT TO CHANGE DURING CONTRUCTION PROPERTY DECRIPTION: LOT 3, 4, 5, 7, 8, 9, 10, 11, & 12 AND THE NORTH HALF OF THE ALLEY OUTH OF LOT 3-5 AND THE OUTH HALF OF ALLEY NORTH OF LOT 7-12 OF BLOCK 3 OF GARDEN GROVE UBDIVIION, ACCORDING TO THE PLAT THEREOF A RECORDED IN LIBER 4 OF PLAT, PAGE 213, IABELLA COUNTY RECORD. (TORMWATER DETENTION POND PARCEL) TAX ID T14N R4W EC 13 GARDEN GROVE #2 BEG AT NW COR OF LOT 1 BLK 3 TH E 85 FT ALONG N LINE TH 35 FT TH W 3.5 FT TH FT TH W 81.5 FT TH N FT TO POB ZONING INFORMATION: ZONED: B-7 (RETAIL ERVICE HIGHWAY BUINE DITRICT) LOCATED IN M20/PICKARD CORRIDOR URROUNDING PROPERTY ZONED: B-7 & R2B (OUTH OF PROPERTY) PROPOED UE: PARCEL ADDRE: HOTEL & RETAURANT TO BE DETERMINED MT. PLEAANT, MI PARCEL ID #: ( ) , , , , , , , , ETBACK REQUIREMENT: FRONT YARD: 15 FEET IDE YARD: 10 FEET REAR YARD: 10 FEET PARKING REQUIREMENT (PER ECTION 10.2-B): HOTEL: 1 PER 2 GUET ROOM (130 GUET ROOM/2) = 65 RETAURANT: 1 PER 3 EAT (172/3) = 58 ART VAN TORE: 1 PER 500 FT (34,000/500) = 68 TOTAL REQUIRED 191 PARKING PROPOED: RECIPROCAL AGREEMENT FOR HARED PARKING HOTEL/RETAURNT ON ITE: 127 ART VAN ON ITE (EXITING 62 PLU 32 NEW PROPOED) 94 TOTAL PROPOED 221 NO. BARRIER FREE PACE PROVIDED: 15 (8 VAN ACCEIBLE) IGNAGE ALLOTMENT - BUINE DITRICT A. TOTAL MAXIMUM IGN AREA NOT TO EXCEED 200 FT FREETANDING ELEVATED IGN - MAX FT 100, MAX HEIGHT 16 UTILITY INFORMATION: ELECTRIC POWER Consumer Energy 1325 Wright Avenue Alma, Michigan Phone: (888) Phone: (800) (Miss Dig) NATURAL GA DTE Energy One Energy Plaza Detroit, MI Phone: (800) TELEPHONE/COMMUNICATION Verizon 345 N. Pine Avenue Alma, MI Phone: (989) Phone: (800) (Miss Dig) CABLE TELEVIION Charter Communications 915 E. Broomfield Mt. Pleasant, MI Phone: (989) DEPARTMENT OF PUBLIC WORK Charter Township of Union Lincoln Rd. Mt. Pleasant, MI Phone: (989) IABELLA COUNTY DRAIN COMMIION 200 N. Main treet Mt. Pleasant, Michigan Phone: (989) ROAD/HIGHWAY MDOT 1212 Corporate Drive Mt. Pleasant, MI Phone: (888) Phone: (800) (Miss Dig) HOLIDAY INN AMERILODGE GROUP CIVIL PLAN MT. PLEAANT HOTEL, LLC 1130 E. QUARE LAKE RD, BLOOMFIELD HILL, MI LEGEND: WATER VALVE GA VALVE HYDRANT EX. TORM MANHOLE EX. ANITARY EWER MH GUY WIRE UTILITY POLE EXITING LIGHT POLE AWCUT LINE FOUND IRON ET IRON 8" AN 8" TM FOUND CONC. MON. ET CONC. MON. EXITING OVERHEAD UTILITY LINE EXITING ANITARY EWER LINE EXITING TORM EWER LINE EXITING WATER LINE PROPOED TORM EWER LINE PROPOED ANITARY EWER LINE PROPOED WATER LINE PROPOED CREENING FENCE/WALL PROPOED LIGHT POLE PROPOED ANITARY EWER MANHOLE PROPOED TORM CATCHBAIN PROPOED HYDRANT PROPOED WATER VALVE PROPOED HMA PAVING PROPOED GRA/LANDCAPING AREA PROPOED CONCRETE PROPOED DECORATIVE CONCRETE 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) LOCATION AIRPORT RD. ECTION 13, T.14N.-R.4.W., UNION TOWNHIP, IABELLA COUNTY, MICHIGAN LOCATION MAP CALE: NT 12 GREWE LAKE BROADWAY 13 HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

16 TOPOGRAPHICAL URVEY / DEMO PLAN DEMO LANDCAPING DEMO LANDCAPING IGN TO REMAIN 20 DEMO LANDCAPING 1 AWCUT HMA PAVEMENT (5) (4) CO (3) ABANDON ANITARY LEAD ABANDON WATER LEAD E. PICKARD LOCATION OF EXITING UTILITIE 1.) EXITING PUBLIC UTILITIE AND KNOWN UNDERGROUND TRUCTURE ARE HOWN ON THE PLAN. THE INFORMATION HOWN I BELIEVED TO BE REAONABLY CORRECT AND COMPLETE. HOWEVER, NEITHER THE CORRECTNE OR THE COMPLETENE OF UCH INFORMATION I GUARANTEED. PRIOR TO THE TART OF ANY CONTRUCTION, THE CONTRACTOR HALL NOTIFY "MI DIG" AND REQUET THE UTILITY COMPANIE TO MARK THE UTILITIE IN QUETION. 2.) PECIAL CARE HALL BE TAKEN IN EXCAVATING IN THE PROXIMITY OF ALL UNDERGROUND UTILITIE. THE CONTRACTOR HALL PROVIDE UPPORT FOR ANY UTILITIE WITHIN THE EXCAVATION, PROVIDE PROPER COMPACTION UNDER ANY UNDERMINED UTILITY TRUCTURE AND IF NECEARY, INTALL TEMPORARY HEETING OR UE A TRENCH BOX TO MINIMIZE THE EXCAVATION. CONTRACTOR HALL PROTECT AND AVE HARMLE FROM DAMAGE ALL UTILITIE, ABOVE OR BELOW THE GROUND URFACE, WHICH MAY BE ENCOUNTERED DURING CONTRUCTION. CALE: 1" = 30' DRAWN BY: JG/JB HEET 2 OF 8 DATE: 8/29/ E. PICKARD EXITING BUILDING ART VAN FURNITURE 34,000 FT (7) (8) HOUE TO BE RELOCATED BY OTHER, FOUNDATION TO BE DEMOLIHED GARDEN GROVE UBDIVIION PUBLIC ALLEY (16.5' WIDE) (9) (10) REMOVE VEGETATION NOT MARKED "TO REMAIN" (TYP) VEGETATION OFF PROPERTY TO REMAIN (TYP) (11) DEMO FOUNDATION DEMOLITON NOTE: 1.) ALL EXITING TREET CURBING HOWN TO BE REMOVED HALL BE AWCUT TO FULL DEPTH. PROVIDE NEAT AND CLEAN CUT PARALLEL TO THE BACK OF CURB. 2.) AREA OF REMOVAL HOWN IN DEMOLITION PLAN HALL CONIT OF THE REMOVAL OF ALL EXITING PAVEMENT, CURB, LIGHT POLE (INCLUDING FOOTING), VEGETATION (INCLUDING TUMP), UTILITIE (NOT OTHERWIE REUED), ETC., A REQUIRED FOR NEW CONTRUCTION. 3.) THE LOCATION OF UNDERGROUND FACILITIE HOWN ON THEE PLAN ARE BAED ON FIELD URVEY AND LOCAL UTILITY COMPANY RECORD. IT HALL BE THE CONTRACTOR FULL REPONIBILITY TO CONTACT THE APPROPRIATE UTILITY COMPANY. NO COMPENATION HALL BE PAID TO THE CONTRACTOR FOR DAMAGE AND REPAIR TO THEE FACILITIE CAUED BY THEIR WORK FORCE. 4.) ALL ITEM LABELED "TO REMAIN" ON THE DEMOLITION PLAN HALL NOT BE MOVED, ALTERED, OR DAMAGED IN ANY WAY. NO COMPENATION HALL BE PAID TO THE CONTRACTOR FOR DAMAGE AND REPAIR TO THEE ITEM CAUED BY THEIR WORK FORCE. 5.) TRUCTURE ARE KNOWN TO HAVE BEEN FORMERLY LOCATED ON THE UBJECT PROPERTY. THE DIPOITION OF THE FOUNDATION AND AOCIATED UTILITIE FOR THI TRUCTURE ARE UNKNOWN. CONTRACTOR HALL DIG UP AND REMOVE ANY AND ALL FOUNDATION ENCOUNTERED FROM THE PROJECT ITE AND REMOVE OR PLUG AND ABANDON ANY UNUED UTILITIE AT NO ADDITIONAL COT TO OWNER 6.) ALL ANITARY, WATER, AND/OR OTHER UTILITY LEAD, HOWN OR NOT HOWN, TO BE PROPERLY ABANDONED AND PLUGGED OR CAPPED AT PROPERTY LINE PER UTILITY OWNER REQUIREMENT. PROJECT NUMBER: E HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:12:33 PM, ARCH full bleed D (36.00 x Inches) VACANT LOT DEMO FOUNDATION PALMER T ZONED R2B PALMER T PALMER T 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) ' 15' 30' 60' CALE: 1" = 30' PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

17 ITE PLAN ZONING INFORMATION: ZONED: B-7 (RETAIL ERVICE HIGHWAY BUINE DITRICT) LOCATED IN M20/PICKARD CORRIDOR URROUNDING PROPERTY ZONED: B-7 & R2B (OUTH OF PROPERTY) PROPOED UE: PARCEL ADDRE: HOTEL & RETAURANT TO BE DETERMINED MT. PLEAANT, MI J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:12:38 PM, ARCH full bleed D (36.00 x Inches) E. PICKARD EXITING BUILDING ART VAN FURNITURE 34,000 FT EXITING DETENTION POND BENCHMARK #1 TOP E CORNER OF IGN BAE ELEVATION = PROP RELOCATED FIRE HYDRANT PROPOED GREAE TRAP LOCATION APPROX., REF TO PLUMBING PLAN FOR IZE 1 1 MATCH EXITING CURB 22' 9' 8' 9' 9' 8' REPAIR RIGHT OF WAY TO MATCH EXITING 9' 19' 20' 27' CO RAMP 6.77' 24' TERRACE AREA 26.58' CO 23.80' R23' R28' PATIO AREA RECEIVING / UNLOADING AREA 56' 19' VACANT LOT REQUET PARCEL TO BE RE-ZONED FROM R2B TO B7 PROPOED CREEN WALL 10' LOADING / UNLOADING 15' REQUET EAEMENT FOR TORMLINE PROPOED DETENTION POND 21' 18' PATIO AREA 162' 20' 9' TYP PAINTED ARROW (TYP) 25' PROPOED 5 TORY HOTEL AND RETAURANT FINIH FLOOR ELEVATION = BUILDING FOOTPRINT = +/- 22,000 FT POOL ANNEX 24' 50 R45' PALMER T R15' 1 PROPOED IGN 120 TERRACE AREA ZONED R2B 9' 18' 22' 9' 5' RAMP 10' ' 9.35' 20' 10' 20.58' PROVIDE ELECTRICAL ERVICE IN CONDUIT TO ALL LIGHT (EE ELECTRICAL PLAN) PALMER T RAMP RAMP E. PICKARD 15 5' 32 27' ALL EXTERIOR LIGHT TO BE HIELDED ONTO PROPERTY (TYP) 25' 9' 20' 31 PROPOED IGN TRAH & RECYCLING ENCLOURE 32' PALMER T 20' BENCHMARK #3 NE FLANGE BOLT ELEVATION = ' 0' 15' 30' 60' CALE: 1" = 30' R25' R25' PROP. WATER ERVICE. TAP PER TOWNHIP REQUIREMENT PARCEL ID #: ( ) , , , , , , , , ETBACK REQUIREMENT: FRONT YARD: 15 FEET IDE YARD: 10 FEET REAR YARD: 10 FEET PARKING REQUIREMENT (PER ECTION 10.2-B): HOTEL: 1 PER 2 GUET ROOM (130 GUET ROOM/2) = 65 RETAURANT: 1 PER 3 EAT (172/3) = 58 ART VAN TORE: 1 PER 500 FT (34,000/500) = 68 TOTAL REQUIRED 191 PARKING PROPOED: RECIPROCAL AGREEMENT FOR HARED PARKING HOTEL/RETAURNT ON ITE: 127 ART VAN ON ITE (EXITING 62 PLU 32 NEW PROPOED) 94 TOTAL PROPOED 221 NO. BARRIER FREE PACE PROVIDED: 15 (8 VAN ACCEIBLE) IGNAGE ALLOTMENT - BUINE DITRICT A. TOTAL MAXIMUM IGN AREA NOT TO EXCEED 200 FT FREETANDING ELEVATED IGN - MAX FT 100, MAX HEIGHT 16 ZONING VARIANCE REQUETED: ECTION 29: CHEDULE OF LOT, YARD AND AREA REQUIREMENT FOR COMMERCIAL AND INDUTRIAL DITRICT IDE YARD ET BACK OF 10 FEET LOCATION OF NORTHWET CORNER OF BUILDING I 3.25' WITHIN THE PROPOED ET BACK MAX BUILDING HEIGHT OF 35 FEET PROPOING A 5 TORY BUILDING AT AN AVERAGE HEIGHT OF 60 FEET WITH ARCHITECTURAL FEATURE BEING 70 FEET ECTION 24.4 ADDITIONAL PARKING LOCATED AT NORTH END OF ART VAN I WITHIN THE REQUIRED 20 FOOT BUFFER AREA. "GARDEN GROVE" UBDIVIION' PUBLIC ALLEY MUT BE ABANDONED AND/OR VACATED LEGEND: WATER VALVE GA VALVE HYDRANT EX. TORM MANHOLE EX. ANITARY EWER MH GUY WIRE UTILITY POLE 8" AN 8" TM EXITING LIGHT POLE 165.0' 12" 0.50% UTILITY INFORMATION: ELECTRIC POWER Consumer Energy 1325 Wright Avenue Alma, Michigan Phone: (888) Phone: (800) (Miss Dig) NATURAL GA DTE Energy One Energy Plaza Detroit, MI Phone: (800) TELEPHONE/COMMUNICATION Verizon 345 N. Pine Avenue Alma, MI Phone: (989) Phone: (800) (Miss Dig) CABLE TELEVIION Charter Communications 915 E. Broomfield Mt. Pleasant, MI Phone: (989) EXITING OVERHEAD UTILITY LINE EXITING ANITARY EWER LINE EXITING TORM EWER LINE EXITING WATER LINE PROPOED TORM EWER LINE PROPOED ANITARY EWER LINE PROPOED WATER LINE PROPOED CREENING FENCE LIMIT OF CONTRUCTION PROPOED LIGHT POLE PROPOED ANITARY EWER MANHOLE PROPOED TORM CATCHBAIN PROPOED HYDRANT PROPOED WATER VALVE PROPOED HMA PAVING PROPOED GRA/LANDCAPING AREA (see Landscaping Plan) PROPOED CONCRETE PROPOED DECORATIVE CONCRETE (Coordinate color and pattern with architect) DEPARTMENT OF PUBLIC WORK Charter Township of Union Lincoln Rd. Mt. Pleasant, MI Phone: (989) IABELLA COUNTY DRAIN COMMIION 200 N. Main treet Mt. Pleasant, Michigan Phone: (989) ROAD/HIGHWAY MDOT 1212 Corporate Drive Mt. Pleasant, MI Phone: (888) Phone: (800) (Miss Dig) 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) CALE: 1" = 30' DRAWN BY: JG/JB PROJECT NUMBER: E HEET 3 OF 8 DATE: 8/29/2014 HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

18 PRELIMINARY CALE: 1 TYPICAL APHALT PAVING 2 TYPICAL CONCRETE PAVING 3 ADA RAMP DRAWN BY: JG/JB DATE: 8/29/2014 C3.1 NT C3.1 NT C3.1 NT CROWN CONC. HEET 1 OF 8 4 CURB DETAIL C3.1 NT 6 BOLLARD C3.1 1'-6" DIA. 6"Ø TD. TL. PIPE FILL W/CONC. PAINT (COLOR TO MATCH BUILDING) FIN. GRADE OR TOP OF PAVEMENT. CONC. FOOTING NT C3.1 6" RADIU 7 ADA YMBOL NT CENTER OF PARKING PACE CONFORM DIMENION, CONFIG- URATION, AND COLOR WITH LOCAL GOVERNMENTAL AGENCY AND ADA GUIDELINE 2" 4" WHITE 4" BLUE 4" BLUE EE ITE PLAN H/C IGN 4" BLUE WHITE 2" 3' 4" WHITE EE PLAN EE ITE PLAN 2'-0" TYP. 2'-0" TYP. 1'-0" TYP. 4'-0" 5'-0" ALL PAVEMENT MARKING TO BE WHITE PAVEMENT PAINT, UNLE TATED OTHERWIE. 8 PAVEMENT MARKING C3.1 NT 3' R 5'-0" 1' R 4'-0" 5 TYPICAL IDEWALK C3.1 NT 9 HANDICAP ACCEIBLE PARKING IGN C3.1 NT PROJECT NUMBER: E HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:12:51 PM, ARCH full bleed D (36.00 x Inches) 20'-6" OVERALL HEIGHT 18'-6" 2' 5" QUARE POLE EE DETAIL C3.1 'HOEBOX' TYLE LUMINAIRE EE ITE PLAN FOR CONFIGURATION. UBMIT HOP DRAWING PECIFYING LUMIAIRE TYPE/IZE WITH PHOTOMETRIC PLAN FOR ARCHITECTURAL APPROVAL. ALL LIGHT TO BE HIELDED ONTO PROPERTY 10 LIGHT POLE NT 11 CREEN WALL C3.1 NT 12 FIRE HYDRANT ETTING C3.1 NT PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

19 UTILITY PLAN J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:12:54 PM, ARCH full bleed D (24.00 x Inches) BENCHMARK #1 TOP E CORNER OF IGN BAE ELEVATION = RELOCATED HYDRANT. INTALL WATER UPPLY A NECEARY PROPOED GREAE TRAP LOCATION APPROX., REF TO PLUMBING PLAN FOR IZE EX. AN # ' 12" 0.50% 107.3' 12" 0.50% C.O. 72.9' 12" 0.50% C.O. T#2 T# ' 12" 0.50% T#1 PROPOED 5 TORY HOTEL AND FIRE LINE RETAURANT FINIH FLOOR ELEVATION = DOMETIC WATER BUILDING FOOTPRINT = +/- 22,000 FT ERVICE (EE PLUMBING PLAN FOR IZING) 192.7' 12" 0.50% 165.0' 12" 0.50% 115' of 8" CH 40 PVC T#6 PROPOED 8X8 LIVE TAP VALVE AND TEE BENCHMARK #3 NE FLANGE BOLT ELEVATION = EXITING TORM: EX. T#1 4' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER - OLID RIM = E. 12" INV.= (REMOVE/ ABANDON). 12" INV.= W. 12" INV.= PROP. E. 12" INV. = UMP = PROPOED TORM: T#1 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER # 1040 TYPE M1 GRATE RIM = W. 12" INV.= UMP = T#2 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER # 1040 TYPE M1 GRATE RIM = W.,E. 12" INV.= UMP = T#3 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER # V-4066 CURB AND GUTTER INLET RIM = N.E.,. 12" INV.= UMP = T#4 4' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER # V-4066 CURB AND GUTTER INLET RIM = N.W.,. 12" INV.= E. 12" INV.= UMP = T#5 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER V-4066 CURB AND GUTTER INLET RIM = W.,N.E.12" INV.= UMP = T#6 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER V-4066 CURB AND GUTTER INLET RIM = W.12" INV.= UMP = T#7 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER: 1040 BEEHIVE RIM = W. 12" INV.= E. 8" INV.= UMP = T#8 2' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER V-4066 CURB AND GUTTER INLET RIM = W.,N. 12" INV.= UMP = EXITING ANITARY: EX. AN#1 4' DIA. PRECAT CONC. TRUCT. W/ E.J.I.W. COVER - OLID RIM = E., 8" INV.= , 8" INV.= PROP. N. 8" INV. = ± & (DROP INLET) UMP = NONE 0' CALE: 1" =40 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) UTILITY NOTE: PLAN ARE UBJECT TO REVIEW AND APPROVAL BY UNION TOWNHIP DPW. NO CONTRUCTION HALL BEGIN WITHOUT APPROVAL. HDPE WATER ERVICE REQUIRE THAT A 18 GA. INULATED COPPER TRACER WIRE BE BURIED DIRECTLY ABOVE THE ENTIRE LENGTH OF THE ERVICE LINE. UFFICIENT LACK HALL BE LEFT TO RUN THE TRACER WIRE TO THE URFACE NEAR THE BUILDING FOR CONNECTION. ALL TRENCH EXCAVATION AND BACKFILL HALL BE IN ACCORDANCE WITH LOCAL JURIDICTION. THE CONTRACTOR HALL BE HELD REPONIBLE FOR ANY AND ALL DAMAGE TO EXITING TRUCTURE AND/OR UTILITIE DURING CONTRUCTION. PROPER REPAIR HALL BE DONE TO THE ATIFACTION OF THE APPROPRIATE UTILITY COMPANY. THE CONTRACTOR HALL NOTIFY ALL UTILITY COMPANIE 72 HOUR PRIOR TO ANY EXCAVATION O THAT ERVICE LINE CAN BE MARKED. THE CONTRACTOR HALL COORDINATE THE WORK TO AVOID CONFLICT BETWEEN EWER, TORM DRAIN, AND WATER MAIN. TEMPORARY REPAIR TO ALL TRENCHE WITHIN THE TRAVELED WAY, ON EXITING ROAD, HALL BE MADE WITHIN TWENTY-FOUR (24) HOUR OF THE TRENCH OPENING. MINIMUM TEMPORARY REPAIR HALL CONIT OF BACKFILLING AND COMPACTING 6" OF AGGREGATE BAE AND 1" OF TEMPORARY APHALTIC URFACE. EXITING UNDERGROUND FACILITIE, A HOWN, ARE APPROXIMATE ONLY AND WERE OBTAINED FROM AVAILABLE UTILITY RECORD. THE ENGINEER AUME NO REPONIBILITY FOR THEIR ACCURACY OR COMPLETENE. IT HALL BE THE CONTRACTOR' REPONIBILITY TO CONTACT ALL LOCAL UTILITIE AND TO HAVE ALL FACILITIE LOCATED AND EXPOED TO VERIFY THE CLEARANCE OF NEW PIPE LINE CROING BEFORE CONTRUCTION OF NEW PIPE LINE COMMENCE. ANY RELOCATION OF PUBLIC UTILITIE HALL BE DONE IN ACCORDANCE WITH ANY AND ALL REQUIREMENT OF THE UTILITY COMPANY AND WITH REGARD TO THE REQUIRED FEE, BOND, PERMIT, WORKING CONDITION, ETC. OF AID COMPANY. ABANDONED UNDERGROUND TRUCTURE ENCOUNTERED HALL BE REMOVED TO UFFICIENT DEPTH TO ALLOW UNDERGROUND LINE TO CRO. PRIOR TO FINAL PREPARATION OF THE UBGRADE AND PLACEMENT OF BAE MATERIAL, ALL UNDERGROUND UTILITY MAIN HALL BE INTALLED AND ERVICE CONNECTION TUBBED OUT BEYOND THE CURB LINE. ERVICE FROM PUBLIC UTILITIE AND ANITARY EWER HALL BE MADE IN A MANNER THAT WILL MINIMIZE THE DITURBANCE OF THE ADJACENT TREET. ALL CONDUIT HALL BE CHEDULE 40 AND BURIED AT A MINIMUM DEPTH OF 3 FEET. OIL EROION CONTROL THE CONTRACTOR HALL OBTAIN A OIL EROION CONTROL PERMIT, INCLUDING THE PAYMENT OF FEE AND THE PROVIDING OF NECEARY BOND. NO EARTH CHANGE OF EXCAVATION HALL BE TARTED PRIOR TO THE IUANCE OF THI PERMIT. THE CONTRACTOR HALL PROTECT ALL EXITING AND PROPOED EWER FACILITIE ON OR ADJACENT TO THE ITE DURING EXCAVATION AND CONTRUCTION. ALL EDIMENT HALL BE CONTAINED ON ITE. ANY ILT IN COUNTY DRAIN, TORM EWER, CULVERT, ETC. A A REULT OF THI PROJECT HALL BE REMOVED BY THE CONTRACTOR. FLOOD PLAIN OR WETLAND CONTRUCTION THE PROJECT ITE I NOT LOCATED WITHIN ANY FLOOD PLAIN OR FLOODWAY. NPDE TORM WATER DICHARGE PERMIT I NOT REQUIRED FOR THI PROJECT. TOWNHIP EWER & WATER PERMIT PRIOR TO CONTRUCTION CONTRACTOR HALL OBTAIN EWER AND WATER ERVICE PERMIT AND PAY FEE. COORDINATE ERVICE LINE LOCATION FOR GA, ELECTRIC, CABLE TV, ETC. WITH PROVIDER. CALE: 1"=40' DRAWN BY: JG/JB PROJECT NUMBER: E HEET 5 OF 8 DATE: 8/29/2014 HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

20 3A C4.1 NT DROP INLET DETAIL NT HEET 6 OF 8 WITH CORIATED COVER AND BRA INTERNAL PLUG TYPE (FOR 5" PIPE) TYPE BRA INVERTED FIN. GRADE HEAVY DUTY COVER WITH LETTER "C.O. CAT ADJUTABLE HEAD 4" MIN. CONCRETE ENCAEMENT FOR PIPE IZE AND MATERIAL, REFER TO GRADING PLAN HOLIDAY INN THREADED CLEAN OUT PLUG ENCAE IN CONCRETE PLUG 4 C4.1 CLEANOUT 5 C4.1 NT DETENTION POND OUTLET TYPICAL CATCH BAIN 6 C4.1 NT NT 5280 E. PICKARD / M20 MT. PLEAANT, MI C4.1 NT TYPICAL ANITARY MANHOLE MT. PLEAANT HOTEL, LLC C4.1 NT 3 DATE: 8/29/2014 CALE: DRAWN BY: JG/JB C4.1 EWER LINE 2 PROJECT NUMBER: E ROOF DRAIN CONNECTION CONCEPT 1 A B C D 8" 12" 10" 12" 2'-3" 3'-0" 3'-3" 4'-6" 2'-0" 3'-0" 8" 12" 10" 12" 2'-9" 4'-3" 4'-0" 6'-0" 2'-3" 3'-3" 8" 12" 10" 12" 1'-6" 2'-9' 2'-6" 4'-3" 2'-0" 2'-6" 8" 12" 10" 12" 1'-0" 1'-9" 2'-0" 3'-0" 1'-3" 1'-9" 8" 12" 10" 12" 0'-6" 0'-6" 1'-4" 1'-9" 1'-0" 1'-6" 24" DIA. x 4'-0" LONG METER BOX GA METER 1300 CFH CAP. ADJUTABLE REG. BY GACO METER TOP WATER METER PRECIION TYPE DMX OR EQUAL 2" BYPA INULATED UNION 2" GA LINE THRU WALL PLUGGED TEE WITH BUHING & 3/8" PLUG EDIMENT TRAP TOP FINIH GRADE X= DIAMETER OF PIPE TO BE BLOCKED NOTE: BLOCKING HALL BE CONTRUCTED A PER AWWA TD. 0600, ECTION 12.3, OR LATET REVIION D=DEPTH 7 C4.1 THRUT BLOCK NT COMPREION CONNECTOR REFER TO ITE PLAN REDUCER TO BUILDING 8 C4.1 4" GRAVEL BED VERIFY REQUIREMENT WITH LOCAL GA COMPANY FROM MAIN ERVIDE LINE REFER TO ITE PLAN VERIFY REQUIREMENT WITH LOCAL WATER COMPANY WATER METER NT GA COCK 9 C4.1 GA METER & REGULATOR NT APPROVED UE FOR: PRELIMINARY PERMIT/BID CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED. D=DEPTH X PLUGGED TEE WITH BUHING & 3/8" PLUG BLOCKING DIMENION Ph. (989) Fx. (989) GA PREURE REGULATOR WITH INTERNAL RELIEF 25.0 PIG INLET PREURE 7" TO 8" WC OUTLET PREURE 1300 CH CAPACITY 515 East Fifth treet Clare, Michigan J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:13:01 PM, ARCH full bleed D (24.00 x Inches) NOTE: CONCRETE TO HAVE A MIN. 28 DAY TRENGTH OF 3000 PI

21 GRADING/TORMWATER MANAGEMENT PLAN DEIGN BAI PROPOED TORAGE CALE: 1"=40' HEET 7 OF 8 BENCHMARK #1 TOP E CORNER OF IGN BAE ELEVATION = PROPOED RELEAE RATE DRAWN BY: JG/JB DATE: 8/29/ EX. AN # RELOCATED HYDRANT. INTALL WATER UPPLY A NECEARY PROPOED GREAE TRAP LOCATION APPROX., REF TO PLUMBING PLAN FOR IZE CO RAMP C.O. C.O. CO 56' RAMP PROPOED 5 TORY HOTEL AND FIRE LINE RETAURANT FINIH FLOOR ELEVATION = DOMETIC WATER BUILDING FOOTPRINT = +/- 22,000 FT ERVICE (EE PLUMBING PLAN FOR IZING) RAMP RAMP 115' of 8" CH 40 PVC CRET PROPOED 8X8 LIVE TAP VALVE AND TEE BENCHMARK #3 NE FLANGE BOLT ELEVATION = GRADING NOTE: THE FORM FOR CONCRETE IDEWALK, CURB, GUTTER, AND DRIVEWAY THAT ARE TO BE CONTRUCTED TO CONFORM TO EXITING ROAD HALL BE INTALLED TO THE GRADE HOWN ON THEE PLAN. PRIOR TO PLACING CONCRETE, THE FORM HALL BE INPECTED AND APPROVED BY LOCAL JURIDICTION FOR CONFORMANCE TO EXITING ROAD IMPROVEMENT. GRADE OF NEW IMPROVEMENT ARE UBJECT TO FIELD ADJUTMENT TO FIT CONDITION. THE CONTRACTOR HALL BE REPONIBLE FOR MATCHING EXITING FACILITIE TO AVOID ANY ABRUPT OR APPARENT CHANGE IN GRADE OR CRO LOPE, LOW POT, OR HAZARDOU CONDITION. ALL GRADING, BACK FILLING, EXCAVATION, ETC., HALL BE IN ACCORDANCE WITH THE PECIFICATION OR NORMAL PRACTICE IF NOT PECIFIED. THERE I NO GEOTECHNICAL INVETIGATION REPORT FOR THI ITE. WHERE UNTABLE OR UNUITABLE MATERIAL ARE ENCOUNTERED DURING UBGRADE PREPARATION, THE AREA IN QUETION HALL BE OVER EXCAVATED AND REPLACED WITH ENGINEERED BACKFILL MATERIAL. IF REQUETED, A REPREENTATIVE OF THE ENGINEER HALL BE ON THE ITE DURING GRADING OPERATION AND HALL OBERVE THE CONTRUCTION AND IDENTIFY ANY CONDITION THAT HOULD BE CORRECTED AND RECOMMEND CORRECTIVE MEAURE TO THE CONTRACTOR. ALL GRADING, EROION, AND EDIMENT CONTROL AND RELATED WORK UNDERTAKEN ON THI ITE HALL BE IN ACCORDANCE WITH LOCAL JURIDICTION. THE CONTRACTOR HALL NOT DITURB ANY PERMANENT URVEY POINT WITHOUT THE CONENT OF LOCAL JURIDICTION. ANY POINT DETROYED HALL BE REPLACED BY A LICENED URVEYOR AT THE CONTRACTOR' EXPENE. GRADING AT THE BOUNDARIE HALL BE DONE O A NOT TO OBTRUCT THE RUNOFF OF TORM WATER FROM ADJACENT PROPERTIE. ALL DITURBED AREA HALL BE TOPOILED, EEDED, FERTILIZED AND MULCHED. PROJECT NUMBER: E HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:13:06 PM, ARCH full bleed D (24.00 x Inches) 162' 0' CALE: 1" =40 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) CONTRACTOR TO MAINTAIN ALL OIL EROION CONTROL MEAURE. URROUNDING PAVED AREA HALL BE POWER BROOMED A NECEARY TO REMOVE MUD TRACKING FROM THE ITE. CONTRACTOR HALL OBTAIN OIL EROION PERMIT PRIOR TO ANY CONTRUCTION. ALL TRUCTURE, IDEWALK, CURB AND APHALT HALL HAVE A MINIMUM OF 12" OF CLEAN GRANULAR MATERIAL (M.D.O.T. CLA II) A A UB-BAE AND COMPACTED TO 95% MAXIMUM UNIT DENITY. IF PUMPING OR YIELDING I CAUED BY THE COMPACTIVE EFFORT, THE AND LAYER HALL BE INCREAED UNTIL DENITY CAN BE OBTAINED WITHOUT PUMPING WATER THROUGH THE UBGRADE. LEGEND: PR - PROPOED RIM ELEVATION EOM - EDGE OF METAL EOP - EDGE OF PAVEMENT CONC - CONCRETE POT ELEVATION TC - TOP OF CURB G - GROUND PAVE - PAVEMENT ELEVATION POT W - IDEWALK FF - FINIH FLOOR PROP ELEVATION AT LOCATION PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

22 LANDCAPING PLAN BERMED PLANTING BED BENCHMARK #1 TOP E CORNER OF IGN BAE ELEVATION = DT 105 DT DT DT 120 DT 121 FLORA LEGEND: ym. Vegetation Qty. HRUB (MAX HEIGHT 30") 86 CALE: 1" = 30' HEET 8 OF DT DT DT DECIDUOU TREE 11 DRAWN BY: JG/JB DATE: 8/29/ GROUND COVER LEGEND: 71 RAMP ym. Ground Cover RAMP 68 DT DT DT DT DT DT DT DT DT DT GRA COLORED MULCH BITUMINOU PAVEMENT CONCRETE IDEWALK/PAVEMENT PROJECT NUMBER: E PROPOED 5 TORY HOTEL AND RETAURANT FINIH FLOOR ELEVATION = BUILDING FOOTPRINT = +/- 22,000 FT 50 1 RAMP RAMP DT BENCHMARK #3 NE FLANGE BOLT ELEVATION = DECORATIVE CONCRETE GENERAL LANDCAPING NOTE: 1) PLANT MATERIAL HALL COMPLY WITH ALL RECOMMENDATION AND REQUIREMENT OF ANIZ60.1 "AMERICAN TANDARD FOR NURERY TOCK." PLANT MATERIAL HALL BE HEALTHY, VIGOROU TOCK GROWN WITH GOOD HORTICULTURAL PRACTICE AND INTALLED IN ACCORDANCE WITH THE METHOD ETABLIHED BY THE AMERICAN AOCIATION OF NURERYMEN. 2) CONTRACTOR HALL REPLACE ALL PLANT MATERIAL DETERMINED TO BE UNHEALTHY OR DEAD BY THE ENGINEER WITHIN ONE YEAR OF UBTANTIAL COMPLETION OR DURING THE NEXT APPROPRIATE PLANTING EAON. 3) ALL PROPOED LAWN AREA AND ALL AREA DITURBED BY CONTRUCTION HALL RECEIVE A MINIMUM OF 4" OF TOPOIL AND LAWN EED MIX A INDICATED ON PLAN A FOLLOW. PROPORTION CLA "A" EED TYPE 10% CANNON KENTUCKY BLUEGRA 10% GOLDRUH KENTUCKY BLUEGRA 20% RONDE KENTUCKY BLUEGRA 20% R5100 CHEWING FECUE 20% R5200 CREEPING RED FECUE 10% R4400 PERENNIAL RYEGRA 10% R4500 PERENNIAL RYEGRA 4) COLORED MULCH HALL BE PLACED IN A 3" LAYER IN ALL LANDCAPE BED, INCLUDING TREE PLANTING OVER COMMERCIAL GRADE FILTER FABRIC. 5) EPARATION BETWEEN LANDCAPING BED HALL BE ACHIEVED WITH JOINED METAL EDGING. 6) THI PLAN I UBJECT TO APPROVAL BY ALL GOVERNING BODIE. HOLIDAY INN MT. PLEAANT HOTEL, LLC 5280 E. PICKARD / M20 MT. PLEAANT, MI J:\ENGINEER\E Amerilodge Group, Hotel iteplans\dwg - design\e dwg, 9/9/2014 1:13:16 PM, ARCH full bleed D (36.00 x Inches) 56' 162' PROPOED CREEN WALL 0' 15' 30' 60' CALE: 1" = 30' 72 HOUR BEFORE YOU DIG CALL MI DIG TOLL FREE (800) ) CONTRACTOR REPONIBLE TO FIELD VERIFY ALL MEAUREMENT/QUANTITIE 8) LAWN IRRIGATION YTEM REQUIREMENT: FULL AND COMPLETE COVERAGE I REQUIRED. PROVIDE DEIGN FOR A COMPLETE LAWN IRRIGATION YTEM TO PRINKLE THE ENTIRE PARCEL INCLUDING ALL PLANTER BED AND RIGHT OF WAY GREENBELT WITHOUT OVERTHROW ON ROADWAY, IDEWALK, WINDOW WELL, OR BUILDING AND TO PROTECT TREE FROM CLOE HIGH PRAY VELOCITY. (NOT REQUIRED FOR DETENTION POND PARCEL) ZONING INFORMATION: ECTION 24.4 A. PARKING AREA TANDARD 1. PARKING ETBACK AND LANDCAPING, REQUIRED: BERM 40 HRUB PROPOED: BERMED PLANTING BED WITH 40 HRUB 2. INTERIOR PARKING LANDCAPING, REQUIRED: 3,810 FT (30 FT X 127 PARKING POT) 25 DECIDUOU TREE (1 PER 150 FT) PROPOED: 3,932 FT 10 TREE, 14 HRUB (REQUET VARIANCE) B. ETBACK AND LANDCAPING REQUIREMENT REQUIRED: PROPOED: FRONT YARD = 4 PLANTING UNIT (2 PER 100 LFT) IDE & REAR YARD = 2 PLANTING UNIT (30 5 PER 100LFT) FRONT - 4 TREE IDE - 3 TREE PRELIMINARY PERMIT/BID Ph. (989) Fx. (989) East Fifth treet Clare, Michigan APPROVED UE FOR: CONTRUCTION FINAL RECORD c 2014 COPYRIGHT, LAPHAM AOCIATE, INC. UNAUTHORIZED COPYING I PROHIBITED.

23 U:\My Box Files\14435 tarbest Construction - Holiday Inn Express Hotel Mt. Pleasant\DRAWING\14435-A.2.3 West and East Building Elevations.dwg, 8/25/ :50:42 AM, JGruber IDE ELEVATION HOLIDAY INN HALLMARK BUILDING UPLIGHTING OPTIONAL, MUT BE APPROVED BY IHG. CENTER AT IGNAGE LOCATION ONLY PORTE COCHERE BEYOND 2 EAT ELEVATION CALE: 1/8" = 1'-0" EE A.2.1 FOR TYPICAL NOTE L-LM-5 1 WET ELEVATION CALE: 1/8" = 1'-0" EE A.2.1 FOR TYPICAL NOTE - A.2.3 1/8" = 1'-0" A.2.3

24 PROVIDE BLOCKING AND POWER FOR IGNAGE AT ALL LOCATION COORDINATE WITH IGNAGE PACKAGE - PROVIDE 7' QUARE 'H' MINIMUM L-LM-7 FIREPLACE ENTRY CANOPY CANTILEVER FROM TRUCTURED TRANOM WINDOW YTEM REAR ENTRY HOLIDAY INN HALLMARK BUILDING UPLIGHTING OPTIONAL, MUT BE APPROVED BY IHG ACMU/CMU WITH ACMU CAP BLOCK MECHANICAL CREEN WALL. HEIGHT OF WALL HOULD BE 1 FT. HIGHER, AT MINIMUM, THAN TALLET PIECE OF EQUIPMENT. DRYER MAKE-UP AIR LOUVER DRIER EXHAUT PIPE, TURN DOWN TO 12" ABOVE WATER FILLED PAN PROVIDE BLOCKING AND POWER FOR IGNAGE AT ALL LOCATION COORDINATE WITH IGNAGE PACKAGE - PROVIDE 7' QUARE 'H' MINIMUM L-LM-7 PAINTED GFRC U:\My Box Files\14435 tarbest Construction - Holiday Inn Express Hotel Mt. Pleasant\DRAWING\14435-A.2.1 North & outh Building Elevations.dwg, 8/25/ :49:20 AM, JGruber FOR ALT. CORNER WINDOW DEIGN INTEGRAL PTAC CONDENATE DRAIN TO RUN HORIZONTALLY WITHIN EXTERIOR WALL TO HEADBOARD WALL AND DOWN TO GRADE OR ROOF BELOW CUTOM COLOR PAINTED THERMALLY BROKEN ALUMINUM TOREFRONT YTEM WITH TRANOM. CLEAR INULATED GLA. FRONT ENTRY HOLIDAY INN HALLMARK BUILDING UPLIGHTING & PORTE CORCHERE COLUMN DOWNLIGHT MANDATORY OWNER PROVIDED THROUGH IHG C J - CONTROL JOINT 1/2" J - CORE JOINT 1/2" 4" REVEAL 1/2" CORE JOINT 2" DRAINABLE EIF YTEM CUTOM COLOR THERMALLY BROKE ALUMINUM WINDOW YTEM WITH INTEGRAL ARCHITECTURAL PTAC LOUVER CLEAR GLA PAINTED GFRC BAND EIF URROUND 2" REVEAL FOR ALTERNATE CORNER WINDOW DEIGN 2" DRAINABLE EIF YTEM PAINTED GFRC BAND ARICRAFT RENAIANCE CUTOM COLOR RUNNING BOND PATTERN File Name A.2.1 Rev. cale 1" =10'-0" NP Project No heet A.2.1

25 Union Township ign Provisions Analysis and Recommendations Over the past 8 months the Union Township Planning Commission, ign Committee, Zoning Administrator Woody Woodruff and ROWE Professional ervices Company have gathers data on the current status of signage in the township, current weaknesses in current ordinance, the issues that the Planning Commission and ign Committee felt needed to be addressed and the visual preference of participants in a survey of existing signs in the community. Based on this input, ROWE has related the following report that summarizes the key issues raised by this input and makes specific recommendations to address them. UMMARY OF INPUT/ANALYI Existing ign Inventory A sign inventory was conducted of the signs on parcels on commercially and industrially zoned parcels. The inventory was conducted over a period of three months, beginning in December and completed in early March. The survey took much longer than anticipated due to massive amounts of snow throughout the survey period. The survey identified a total of over a thousand signs (freestanding, temporary, window and wall) at 271 locations. Added to this was a sample survey of approximately 30 locations in residential and agricultural areas. The signs in this inventory were analyzed for compliance. It demonstrated that Among freestanding signs the most frequent nonconforming condition was multiple freestanding signs, although this was a matter of interpretation because most of the 54 properties with multiple free standing signs had two clearly different signs on the same pole. At what point should they be considered one sign? The next most common violation of freestanding signs was exceeding the maximum square footage. A total of 25 signs fell into that category Other common nonconformities were businesses with window signs that exceeded 10% of window space (81), businesses with more than the allowed number of wall signs (55) and businesses with wall signs that exceed the maximum square footage (39). ome of these nonconforming signs are due to variances granted or signs that predate the ordinance requirements. Issues that were identified in the survey were: 1. While there is already a requirement that the signs making up an integrated freestanding signs must be uniform in size and type (ec 11.7.A.3.d) how does the township want to address two or three businesses sharing a sign that might not be designed as an integrated freestanding sign? 2. Does the township want to consider increasing percentage of window signs above 10%? 3. Does the township want to consider increasing the square footage or number of wall signs, particularly for big box stores? Page 1 of 55

26 Technical Analysis In May ROWE staff presented a technical analysis of the current sign provisions in the Township Zoning Ordinance. The results of the technical analysis are broken down by section in the attached table. The analysis looked at the ordinance from several perspectives: Layout Are the provisions rationally organized and is the information easy to find? ROWE believes that current provisions are laid out in a reasonable manner. We believe that readability could be enhanced by incorporating some of the requirements into tables and by revising the current allotment tables. A sample revised table is attached. Clarity Are the provisions easy to understand? ome of the provisions seemed unclear and they are identified in the attached table. In some instances the meaning of the requirement may be addressed by an illustration. In other circumstances the term or requirement should be rewritten. Consistency Are the provisions internally consistent? There are instances where the provisions are inconsistent. An example is the comparison of ection 11.6.L which prohibits illuminated signs while ection (pecial Instructions) specifically allows direct and internally illuminated signs. We have also tried to ensure that the provisions are consistent with the other portion of the ordinance. Examples of inconsistencies we identified in this area include sign definitions for terms that were not used in the ordinance and properly tying administration provisions of the ordinance to administration of the sign requirements. Comprehensive Do the provisions adequately address all aspects of sign regulation? There are places in the ordinance where potential gaps in the regulations may exist. There are some types of signs not directly addressed in the current ordinance language that are addressed in other modern ordinances. In some cases the township s ordinance may address them indirectly and that may need to be clarified. In other circumstances provisions dealing with these types of signs may need to be added to the ordinance. Compliance Do the provisions comply with Michigan or U law? We reviewed the plan for potential incompatibility with state or federal law. ome the issues or potential issues are the a provision prohibiting political signs from being erected more than 60 days prior to an election which conflicts with a tate Attorney General opinion and ensuring that the regulations meet the U upreme Court s requirement for content neutrality to the extent possible. Many of the issues were clear cut and are already reflected in the draft sign regulations. However, some were more a matter of policy and require a determination by the township. 1. ubsection 11.3.A.2 appears to allow a nonconforming sign to be replaced by another nonconforming sign unless the original sign was destroyed more than 50%. If they are replacing the sign, why not require the new sign to comply? 2. ubsection 11.6.J allows Billboard Trailer igns as long as they are attached to a licensed vehicle. Does the township want to allow this type of vehicle sign parked in parking lots? 3. You require most temporary signs to wait a minimum of 3 days between displays but require 30 days between permits for air/gas filled inflatables and beacon/search signs. Why the difference? 4. Do you want to include human directional signs and teardrop freestanding banners among the temporary signs requiring a permit? Page 2 of 55

27 5. The footnote in the allotment tables excluding religious symbols from sign area calculations may not be considered content neutral. Does the township want to retain this? 6. Paragraph E in the allotment tables special instructions lists the limits to the number of other signs allowed such as courtesy, directional, public agency, no trespassing/hunting and garage/yard sale signs, but other signs are not listed, such as identification, public interest, a frames, banners, trailer/cart signs, wind signs, etc. hould these be added with a specific number allowed for each? Visual Preference urvey/public Open Houses A set of two public open houses were held on June 24 th One during the afternoon and the other in the evening to provide the public an opportunity to comment on issues related to signage. The turnout was disappointing, with only eight participants total, most of whom were public officials including Planning Commission members and the City of Mt. Pleasant Community Development Director. The participants were asked to brainstorm on the strengths and weaknesses of the current sign regulations and also participated in a visual preference survey. The results of the brainstorming session were merged with other efforts with the ign Committee and Planning Commission and reported below. The results of the Visual Preference urvey are attached. The key aesthetic issues raised by the participants were: 1. everal of the signs were graded low because the message was difficult to read due to size or lack of contrast. While this may seem like an issue for the sign owner, it can also cause driver distraction if the driver has to take extra time to figure out what the sign says. hould a minimum lettering size or contrast requirement be included in the ordinance requirements? 2. There was also concern over several signs made out of cheap material or that looked temporary even though it was permanent. hould a provision be made identifying a minimum standards for material used in a sign? 3. There were several comments about ground mounted sign structures with several mismatched signs, particularly when they were placed so that there were gaps between the signs. As noted under item 1 of the existing sign inventory section of this analysis, does there need to be revisions to the requirement for uniform in size and type to make sure it applies to any multiple signs on the same post? 4. Monument signs with a cohesive look got very high grades. This is related to items 3 and igns that incorporated brick or stone onto the base or supporting posts got high grades. hould a requirement be added requiring their use, or should a bonus such as a few additional square feet be provided to encourage their use? Brainstorming essions ROWE conducted brainstorming sessions with the Planning Commission, ign Committee and the public to identify both the strengths and weaknesses of the current sign regulations and what they like or did not like about existing signs. We also asked the Planning Commission and ign Committee to identify potential goals for the sign update process. Below are a summary of the issues identified. trengths/likes Coordination with City and DDA on Monument igns Weaknesses/Dislikes Current regulation of digital signs Addressing sign lighting for businesses in residential districts Page 3 of 55

28 ign brightness, particularly in the evening Too many variances granted Need to address special needs of big box stores ign lighting that flashes and looks like police lights Temporary signs all over front of building igns that are very utilitarian, not aesthetically pleasing Potential Goals 1. Address needs of big box stores 2. Address multiple signs 3. Use Master Plan s vision as basis for updating sign regulations 4. Address digital signs 5. Improve ordinance clarity for both the administrative staff and the public Issues based on this input 1. Digital signs ection 11.7.A.5 deals with Message Center ign/time Temperature Date Moving ignage. We have drafted a new set of provisions included in Draft 1 of the update to address issues such as brightness, particularly when adjacent to residential districts, the use of colors and the frequency of message change. 2. Lighting of signs in residential districts We have proposed lighting standards for uses in residential districts in Draft 1 of the update. 3. Variances This issue is addressed in the next section. 4. Big Box signage This is a repeat of an issue raised under item three of the Existing ign Inventory section 5. ign lighting that flashes and looks like police lights This is addressed under the proposed message center sign revisions. 6. Temporary signs all over front of building The township has fairly strict regulations on temporary signs. In instances where temporary signs have proliferated it appears to be more of an issue of uncooperative businesses and a lack of time for staff to dedicate to enforcement activities. 7. igns that are very utilitarian, not aesthetically pleasing This is a repeat of an issue raised under item 2 of the Visual Preference urvey/public Open Houses section. 8. Use Master Plan s vision as basis for updating sign regulations The Master Plan has very little to say about future sign regulations. General concepts in the plan are addressed by actions to improve the visual quality of signage and by making the ordinance easier to read and understand. 9. Improve ordinance clarity for both the administrative staff and the public Draft 1 attempts to address this goal by adding illustrations, reducing duplication of regulations and revising the allocation tables, Review of Variances Union Township provided ROWE with a spreadsheet of all of the variances heard by the Township ZBA since Rowe pulled out the sign variances that were approved over that time. There were a total of 46 requests, although some involved multiple variances, so the total number of variances was greater (50). Page 4 of 55

29 The number of variances granted by type was: Number Type Area of wall sign Four of the variances were granted due to the large size of the building, the speed of the traffic passing by and the buildings setback. Most of the buildings were of 7 the big box variety and this issue ties in with comments from the Planning Commission and staff concerning the need for more flexible standards regarding wall signs for these types of buildings. Height of freestanding sign There was not a common basis for the approval of the height 6 variances. Area of freestanding sign Variances were granted for a variety of reasons including one where the applicant had ben originally approved for the sign and had erected it in good 5 faith. There did not appear to be any common thread that could be addressed through an ordinance amendment 3 Number of freestanding signs The variances were granted for different reasons. Front setback of freestanding sign All three variances were granted due to unique 3 circumstances of the site and not common issues that would suggest a possible change to the zoning ordinance. 3 Number of wall signs Height of freestanding sign when located next to the expressway This has been addressed 2 by a subsequent amendment to the zoning ordinance. 2 ize of directional signs 2 ide setback of freestanding sign ize of wall sign where irregular shape was the issue It has been suggested that the 2 method for calculating the size of a sign could be modified to address irregularly shaped signs ize of freestanding sign where irregular shape was the issue It has been suggested that 2 the method for calculating the size of a sign could be modified to address irregularly shaped signs 2 Freestanding sign in a residential district Allow a second subdivision sign In both cases the request was to allow signage at both 2 entrances to the subdivision 2 Aggregate sign area 1 eparation distance for billboards 1 Extend the display period for a construction sign 1 Off premise directional sign 1 ize of agency sign in residential district 1 ize of home occupation sign 1 Allow temporary banner 1 Allow an electronic message center in residential district The biggest issues that we can draw from this review of the variances are: 1. Big Box signage This is a repeat of an issue raised under item three of the Existing ign Inventory section 2. Irregular wall signs We have incorporated an exception to calculating sign area for irregular shaped based on a suggestion by the Township Zoning Administrator. Page 5 of 55

30 3. Allow a second subdivision sign We have proposed and amendment in Draft 1 to allow one sign per entrance UMMARY OF OUTTANDING IUE The following are issues that have not been addressed as part of Draft 1 pending direction from the Planning Commission 1. How does the township want to address two or three businesses sharing a sign that might not be designed as an integrated freestanding sign? 2. Does the township want to consider increasing percentage of window signs above 10%? 3. Does the township want to consider increasing the square footage or number of wall signs, particularly for big box stores? 4. Does the township want to prohibit a nonconforming sign to be replaced by another nonconforming sign? 5. Does the township want to continue to allow Billboard Trailer igns parked in parking lots? 6. Does the township want to continue to require a 30 day wait period between permits for air/gas filled inflatables and beacon/search signs when all of the other temporary permits only require 3 days? 7. Does the township want include human directional signs and teardrop freestanding banners among the temporary signs requiring a permit? 8. Does the township want to eliminate the footnote in the allotment tables excluding religious symbols from sign area calculations? 9. Does the township want establish a maximum number of signs allowed for identification, public interest, a frames, banners, trailer/cart signs, wind signs, etc.? 10. Does the township want a minimum lettering size or contrast requirement be included in the ordinance requirements? 11. Does the township want to add a requirement that stone or brick must be used in the base of ground mounted signs or create a bonus such as a few additional square feet be provided to encourage their use? DRAFT 1 OF IGN PROVIION Below are the recommended changes to the sign related provisions of the zoning ordinance. The track changes feature of M Word was used to identify changes. Words in strikethrough identify current text proposed to be deleted; words in underline are proposed to be deleted. In addition, text in [BOLD/ALL CAP IN BRACKET] is providing the reason for the recommended change. Text highlighted in yellow and deleted has been moved to another location in the ordinance. Text highlighted in yellow and underlined is where it was moved to. Formatted: Highlight Formatted: Highlight Page 6 of 55