ADA TOWNSHIP PLANNING COMMISSION THURSDAY, AUGUST 17, 2017 MEETING, 7:00 PM TOWNSHIP OFFICES, 7330 THORNAPPLE RIVER DR.

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1 I. CALL TO ORDER ADA TOWNSHIP PLANNING COMMISSION THURSDAY, AUGUST 1, 201 MEETING, :00 PM TOWNSHIP OFFICES, 330 THORNAPPLE RIVER DR. ADA, MICHIGAN II. III. IV. ROLL CALL APPROVAL OF AGENDA APPROVAL OF MINUTES OF JULY 20, 201 MEETING V. PUBLIC HEARINGS - None VI. VII. UNFINISHED BUSINESS - None NEW BUSINESS 1. Final PUD Plan, 56,00 sq. ft. Commercial Development in 11 Buildings on 4.5 Acre Site, 4920 E. Fulton St., Parcel No , The Caves, LLC 2. Site Plan Review, 9 Unit Commercial Site Condominium and Shared Parking Area, River Street Commons, Portion of 400 Ada Dr. SE, 490, 496, & 498 Ada Dr. SE, and 33 Thornapple River Dr. SE, Parcel No. s , 010, 024, 023, 026, Geld, LLC 3. PVM District Development Plan, 910 sq. ft. Commercial Building (Historic Ada Schoolhouse), Unit A9, River Street Commons Site Condominium, 400 Ada Dr., Portion of , CDV5 Properties, LLC 4. PVM District Development Plan, 11,95 sq. ft. two-story Commercial Building, Unit A1, River Street Commons Site Condominium, 400 Ada Dr., Portion of , Pinnacle Construction VIII. COMMISSION MEMBER/STAFF REPORTS 1. Review of Proposed Regulations for Short Term Rentals, as drafted by John Baar IX. PUBLIC COMMENT X. ADJOURNMENT PO Box 30, 330 Thornapple River Drive SE, Ada, MI P: F:

2 ADA TOWNSHIP PLANNING COMMISSION MINUTES OF THE JULY 20, 201 MEETING Draft A meeting of the Ada Township Planning Commission was held on Thursday, July 20, 201, :00 p.m. at the Ada Township Offices, 330 Thornapple River Dr., Ada, MI. I. CALL TO ORDER Meeting was called to order by Commissioner Butterfield at :00 p.m. II. ROLL CALL Present: Commissioners Butterfield, Burton, Lunn, Easter, and Jacobs (arrived at :06) Absent: Leisman Staff Present: Planning Director Ferro, Planner/Zoning Administrator Brent Bajdek III. APPROVAL OF AGENDA Moved by Lunn, supported by Easter, to approve the agenda as presented. Motion passed unanimously. IV. APPROVAL OF MINUTES OF JUNE 15, 201 Moved by Lunn, supported by Burton, to approve the June 15, 201 Meeting minutes as presented. Motion passed unanimously. V. PUBLIC HEARINGS Request for Special Use Permit to Allow an Accessory Building with a Sidewall Height of 13 feet, 2 Alta Dale Ave. NE, Parcel No , Berghuis Construction LLC, for Joel & Kelli Ruiter Josh Berghuis, Berghuis Construction, explained that his clients desire to construction a flat roofed accessory building with a sidewall height of 13 feet that would match the existing house. Bajdek summarized his staff report. Butterfield opened the public hearing; with no comments the public hearing was closed. Moved by Lunn, supported by Burton, to approve the request for Special Use Permit to allow an Accessory Building with a Sidewall Height of 13 feet, at 2 Alta Dale Ave. NE, with the condition that any exterior lighting on the building be of a non-glaring style, subject to approval by the Planning Department. Motion passed unanimously. Request for Special Use Permit for 21,000 sq. ft. of Additional Building Space and Parking Lot Expansion to the Existing Church Facility, 655 Spaulding Ave. SE, Parcel No , Integrated Architecture, for Keystone Community Church Darrel DeHaan, Integrated Architecture, explained the scope of the expansion project, related to the structure, which includes an expanded worship space, a new studio space, classrooms, and a new entry. Rob Berends, Nederveld, reviewed the site improvements related to the project; an expanded parking area is proposed to the southwest of the existing parking area, as well as secondary gated access is planned to connect to West Village Trail. He explained that after discussions with the church and representatives of the West Village homeowners association it was determined that the secondary access should be in the location of initially approved plan and that it will be primarily utilized of Sundays, with exceptions for special events.

3 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 2 of 9 Bajdek reported, per the applicant, the existing off-street parking area severely underserves the needs of the congregation and the additional growth that is projected. The minimum parking standard for a church facility is one space per three seats. Currently 150 parking spaces are required based on the existing assembly space of 450 seats, and the assembly space at 981 seats will require 32 parking spaces. The amount of the existing parking spaces is 28, proposed are 545 spaces, and future is 659 spaces, which exceeds the minimum standards by greater than 25%. An exception approval is required from the Planning commission due to the proposed total number of parking spaces exceeding the minimum standards. Churches are allowed in residential zoning districts, with approval of a special use permit by the Planning Commission as long as required standards are met. Butterfield opened the public hearing. Tom Smith, 5164 Clear Springs Dr., asked if any consideration was being given to the increased amount of traffic, parking, left or right hand turn lanes on Ada Drive to facilitate the entrance and exit of vehicles. Berends stated turn lanes have not been requested, and we have not studied that. Generally speaking its Sunday morning use, and a traffic study was not required nor requested, but we could have it looked at. Kevin Moran, 516 Clear Springs Dr., stated there is no turn lane on Spaulding; there is a little bit of congestion and if you re doubling the size of the church there could be a problem. He asked if any thought or consideration had gone into trying to preserve as many trees as possible, and how far back do you plan on clear cutting to accommodate the growth to the north? Berends stated that with the reconfiguration that has been done to the drive location, the impact to the woods along Spaulding Avenue would be non-existent; there is no grading planned there. Along West Village Drive there is a three foot berm with a lot of evergreens on it, and we re only going to do grading and removal of trees right where the driveway is, probably about 50 feet wide. Ferro asked what about where the building footprint is for the addition, and fill slope. Berends stated there is tree removal there. Butterfield stated one of the conditions of the special use permit standards is that the special use shall not change the character of the existing or surrounding area, and our staff didn t feel that this plan changed any of the characteristics of the surrounding area. DeHaan stated the outline depicts the adjusted tree line with some of the mature hardwoods; while grading we ll protect as many trees as we can, but it s about 50 feet additional to the north into the tree line. Mark Clark, 646 Spaulding Ave., lives across from the entrance to the church, stated concern with the lighting. The lighting under the eaves along the roof line are super bright; LED lights were put in within the last two weeks, and wonder if they couldn t be on dimmer switches. The traffic along there is very busy, and the speeds are too high for that area. Would like to make sure the new entrance/exit could be closed off because people are using it as a pass-through. Bajdek reviewed conditions that are proposed relative to lighting. DeHaan stated they are prepared to address lighting related conditions; discussion has occurred with the Church regarding after hours security and reduced lighting levels. He also reiterated that secondary access would be primarily utilized of Sundays, with exceptions for special events.

4 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 3 of 9 Chris Steel, 830 Byerly, stated the left turn lane is very small and very short. Doesn t like all the lights; there is a lot of traffic, which comes down the dead end gravel road she lives on. It would be nice to have a sign to keep people out. Butterfield explained that the soccer fields will be removed. Clark asked if there is any consideration for putting the new exit somewhere else. Berends stated with the woods and the wetlands there is nowhere else to put it. Butterfield closed the public hearing. Jacobs stated with regards to Spaulding and Ada Drive we have no control over the speed limit, that would be the Road Commission. When you say the proposed and future parking exceeds the minimum greater than 25%, what is that percent? Barren stated they are currently parked at 1.85 times the ordinance, and in the changeover they have problems with people parking on grass; the ratio proposed is consistent with that. We also show the future parking does get up to 2.1 times what the ordinance allows. Ferro stated the 545 spaces they are proposing is 66% higher than the minimum required of 32, without the optional future that they don t want to build now. Easter stated that she is struggling to understand the magnitude of the expansion. Jeff Cowen, on the board of Keystone, stated there may be concerts from time to time but there isn t anything in the plans that would necessitate growing a building, a parking lot, and the student area, etc., to accommodate that kind of thing. It is anticipated that this will be the last growth on campus. Burton expressed concern regarding traffic. Jacobs stated we need to make sure whatever is decided that we have the proper conditions in place so that everyone agrees. With respect to the rear exit into West Village, if we are going to have provisions that it is gated every day except Sunday, other than for funerals, etc., we need to have a way of making sure that is going to happen. Cowen stated the West Village and the Keystone developments were developed simultaneously, and the easement was given by the developer, and that easement does have specific provisions about gating, when it can be used, etc. Ferro stated the addition of the secondary means of access helps take the pressure off the single access that exists, so that lessens the need for widening. Given that the majority of peak usage times are on Sunday, that also lessens the need for those improvements. Jacobs stated the access agreement is vague because it says Keystone shall also install a gate to bar traffic from the driveway at such times as the easement shall not be used, pursuant to the terms of this agreement. Our condition in the approval should read: No. subject to the conditions set forth in the access easement dated the 2 th of October, 2004 and recorded with the Kent County Register of Deeds. Moved by Lunn, supported by Jacobs, to approve the Special Use Permit for 21,000 sq. ft. additional Building Space and Parking Lot Expansion for Keystone Church, 655 Spaulding Ave. SE, subject to the following conditions:

5 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 4 of 9 1. The Planning Commission herby determines that the number of parking spaces proposed, which exceeds the minimum standards of the zoning ordinance by greater than 25%, is necessary to the operation of the proposed use, based on documentation provided by the applicant, and is hereby approved. 2. A Township storm water permit application shall be submitted, and a permit issued, prior to the issuance of a building permit. 3. Exterior lighting shall be limited to use of full-cutoff fixtures. 4. Parking area lighting shall be reduced to a minimal level for security purposes after 10:00 p.m. 5. Final details for setting illumination levels for lighting the parking lot and screening of the parking lot lighting by either landscaping or other physical means shall be approved by the Township Planning Department. 6. The height of pole-mounted light fixtures shall comply with the 20-foot maximum standard of the zoning regulations.. The secondary access drive shown on the plan shall be constructed prior to occupancy of the building addition subject to the conditions set forth in the access easement dated October 2, 2004 and recorded with the Kent County Register of Deeds. Motion passed unanimously. Proposed Amendments to Article XIX Planned Unit Development and Article XXVIII Public Street Access and Private Road and Driveway Standards, Ada Township Planning Commission Butterfield opened the public hearing; with no comments, the public hearing was closed. Ferro reported that it was discovered after the Planning Commission recommended approval of the proposed condominium development on Spaulding Ave., between Cascade Rd. and Ada Dr., that the PUD regulations require compliance with the private road standards and that a variation from the private road standards in the approval of a PUD plan is not permitted; the number of dwelling units served by the access roads through the proposed Knoll Condominium development exceeds the limit on number of dwellings being accessed by a private road of 40, which is violated by the 2 units proposed. He stated to address that situation proposed amendment language to the PUD regulations is drafted, and as either an alternative or an accompaniment to the revisions to the PUD rules, a revision to the Private Road Standards that would contain language introduces a maximum length limit on a private road and increases the maximum number of dwelling units accessed by a private road that has two points of connection to a private road from the current limit of 30 to 40, and increases that up to 5. Either one or both of these amendments together would allow the PUD plan to proceed through review by the Township Board, along with Board consideration of either or both of the amendments to the Private Road Standards and PUD Rules. Ferro stated his staff report listed a number of communities that provide flexibility in the PUD Regulations in private road design. He reported that several townships had similar language to the language that is being proposed and that the adoption of both amendments would be helpful. Butterfield opened the public hearing; with no comments, the public hearing was closed. Lunn commented that we should make both revisions. There will probably be a lot more developments coming that will be longer and larger. Butterfield stated appreciation for the information on the other townships in the area; it s very helpful to see what we are proposing is not out of character.

6 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 5 of 9 Moved by Lunn, supported by Jacobs, to recommend that the Township Board approve the changes made to Amendments to Article XIX Planned Unit Development and Article XXVIII Public Street Access and Private Road and Driveway Standards. Motion passed unanimously. VI. UNFINISHED BUSINESS None. VII. NEW BUSINESS Review of PVM District Development Plan,,952 sq. ft. Commercial Building on a 5,800 sq. ft. Lot, Unit 3, Marketplace Square Site Condominium, 400 Ada Dr. SE, portion of Parcel No , CDV5 Properties, LLC Ken Dixon, Dixon Architecture, explained that the subject,952 sq. ft. speculative commercial building has been designed to accommodate retailor service type use on the lower level and service or office type use on the second floor. The building will have the same style of historical architecture from the 1860 s to the 1940 s as the other building that he has designed for the village; it be primarily a brick building with a little bit of modernization. Departures for the frontage percentage and windows on primary facades are required. He clarified that restaurant use is not proposed for the subject building. Bajdek stated that conformance with the PVM District Standards have been met, except for the minimum frontage percentage, and the windows on the primary façade. Off street parking is located in the common element of the condominium to be shared by all of the condominium units in the development; 106 spaces are currently under construction and eight additional are proposed to be installed shortly. He summarized the parking recap provided in the staff report, based on the parking generation ratios of the recent parking study. Jacobs questioned if there is no restaurant does that mean that in the future it can be a restaurant, can you do that or do they have to come back for a special use? Ferro stated we wouldn t restrict that because restaurants are permitted as part of the zoning rules. Jacobs asked what calculations are we supposed to use, the new parking study calculations or the calculations used by Ken. Ferro stated the parking generation rates that were determined by our parking consultant as fitting Ada are the best source of information that we have right now. The PVM standards provide a relaxation compared to the normal parking requirements for a free-standing isolated site. The percentage of relaxation allowed in the PVM District is probably excessive. The ratios developed by the parking consultants were based on their analysis of actual parking occupancy counts, and the mix of uses that we currently have in the village. It is anticipated that parking with additional public parking in the village in the future. Lunn stated don t we have to use our standards as written in our ordinances, and not the parking study when we review these things. Ferro stated yes, we use the PVM reduced standards which are a little bit over-reduced.

7 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 6 of 9 Bajdek stated that based on PVM district parking standards, an estimated 150 parking spaces are required for all units, 1-6, in the condominium development. 45 additional parking spaces will be constructed and onsite parking be provided as well. Ferro stated that new buildings have required minor departures from the standards and that tells us we have to adjust the standards slightly. Burton expressed that she liked the modern design of the building; a little variation is needed. Motion by Jacob, supported by Burton, to approve the PVM District Development Plan, subject to the following findings and conditions: 1. The Planning Commission hereby makes the following findings: a. The proposed development plan, as modified by the conditions of approval listed below, requires the following departures from the standards of the PVM district, which are hereby approved: 1) Sec. 8-46(a) - Minimum frontage percentage. 2) Sec. 8-46(g) Windows on primary facades. b. The above departures result in a plan that complies with the spirit and intent of the PVM District to a greater degree than would be the case without authorization of the departures. c. The proposed alternative is consistent with the purpose and intent of the PVM District. d. The proposed alternative, in comparison to conformance with the PVM district standards, will not have a detrimental impact on adjacent property or the surrounding neighborhood. e. The proposed alternative is necessary and appropriate to accommodate a superior design of the proposed development. 2. The proposed development plan for a,952 sq. ft. commercial building is hereby approved, subject to the following conditions: a. The building and site improvements shall be completed substantially as shown on the plan set titled MarketPlace Plaza B3 Building, (civil drawings) dated June 2, 201 and Marketplace Plaza B3 Building, (architectural drawings) dated June 29, 201, except as modified in accordance with these conditions of approval. b. Exterior building mounted light fixtures shall qualify as full-cutoff control of light emission or of a low light intensity non-glaring style, subject to approval of the Planning Department. Fixture specifications shall be submitted for approval, prior to building permit issuance. c. Floodplain development permits shall be issued by the Michigan DEQ and Ada Township, prior to issuance of a building permit. Motion passed unanimously. Revised Preliminary PUD Plan, 56,00 sq. ft. Commercial Development in 11 Buildings on 4.5 Acre Site, 4920 E. Fulton St., Parcel No , The Caves, LLC Ferro stated after the Planning Commission recommended approval of this Preliminary PUD Plan, but before it went to the Township Board, the applicant proposed some changes to the plan. There was concern about those changes being made after it had been approved that would create some issues at the Township Board with them knowing the Planning Commission hadn t seen the changes, so it was felt it should come back to the Planning Commission to take a look at. Tom Reed, The Caves, summarized the proposed changes to the site plan, which included the elimination of second drive from Fulton.

8 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page of 9 Ferro stated at the south end of the site, adjacent to the railroad tracks, the buildings were shifted from the north side of the east/west access drive to the south side, and the access drive moved to the north side, so the buildings are now placed at the 50-foot setback line to help facilitate drainage. The well got moved. Getting the sewer system to work based on gravity is more preferable than having to rely on a pump system that requires reliable energy and pumps. The Board has already adopted the resolution to exempt the site from mandatory connection to public utilities at this time, subject to the owner entering into an agreement with the Township to participate in a special assessment district on reasonable terms if one is ever proposed, which is not in any plan schedule at this point. Butterfield asked what about signage, are they going to share with Anderson Brothers? Ferro stated that they will be subject to existing sign rules. Motion by Easter, supported by Jacobs, to approve the revised plan with a revision date of June 15, subject to the following conditions (identical to the original conditions of approval): 1. The approval of a Resolution by the Township Board granting an exemption from the public sewer service requirement. 2. That the uses permitted in the PUD shall be limited to uses permitted by right in the Industrial (I) district, with the exception of the following uses, which shall be prohibited: 1. any manufacturing, fabrication or processing of goods 2. Professional and administrative offices, including legal, architectural, engineering, accounting, data processing, insurance, real estate, securities brokerage, financial planning and investment advisory services, provided each unit may have an office space not to exceed 225 sq. ft. 3. Vehicle fleet storage, maintenance and fueling facilities 4. Offset printing, including ancillary activities such as photocopying and facsimile transmittal services 5. Commercial photographers' studios, including ancillary portrait photography services as a secondary activity 6. Churches. Day care centers 8. Public and private use heliports. 3. A maximum limit of five (5) units permitted to have bathrooms in the development, which includes any common shared bathrooms. 4. All public and private utilities serving the development shall be underground. 5. A complete landscape plan shall be provided as part of the Final PUD application, and shall be subject to approval of the Planning Commission. 6. A storm water permit application shall be submitted by the applicant, and a storm water permit shall be issued by the Township, prior to initiation of site improvements.. All lighting fixtures shall be shown on the final PUD plan. 8. There shall be no outside storage. Motion passed unanimously. Review of Revised PVM District Development Plan, to Include Approval of Proposed Sign Plan, portion of 400 Ada Drive SE, Parcel No , Unit 2, Ada Marketplace Square Condominium, Geld, LLC Brent Distin, Dixon Architecture, reviewed the proposed sign plan for the B2 Building explaining equal recognition of tenants is desired.

9 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 8 of 9 Ken Dixon, Dixon Architecture, further explained that much time was spent designing the signage and that there have been so many aspects of meeting the zoning district regulations, what the clients want, and trying to keep the architecture as the principal feature of the building. He stated that the proposed 10 square feet at street level is similar to 12 square feet used for the majority the tenants for his building. Ferro explained the revised signage rules were developed to fit a wide range of building sizes, up to 20,000 square feet. The maximum size for an individual wall sign is 16 square feet with a maximum allowable aggregate sign area for all wall signs combined for a building based on different size categories. Buildings over 15,000 square feet are permitted a maximum of 80 square feet of all wall signs combined. The initial draft that was presented to the Planning Commission had a higher limit than the 80 and there was discomfort by the Commission on that higher limit, so the limit was lowered to 80, and there was language added that said the Planning Commission may as part of a PVM District development plan application authorize a maximum permitted area of all wall signs in excess of the normal 80 square foot limit, as a footnote in the table. Lunn stated its 160 square feet more than the 80 feet. Ferro stated correct, but it s for potentially 13 tenants, nearly all of which have access on both Ada Drive and from the rear from the parking lot side, either on multiple doors serving that individual suite or access from both sides leading into a shared elevator lobby for the upper floors. Even the second and third floor tenants have access from both sides to the lobby. Lunn questioned the use of the third floor. Ferro explained that there was potential for residential use, but it is now going to be a single office user. Ferro stated in view of the number of tenants and large square footage of wall on the two different facades that the signage and numbers are reasonable. Jacobs asked if at some point there would be 14 tenants, and a necessity for an additional sign. Ferro stated there is potential for one of the first floor spaces to be divided, but the footnotes in the proposed plan say they ll live with this maximum number and size whether that space gets divided or not. Butterfield asked if they had to center signs over windows, is that by design, is that purposeful. Ken Dixon, Dixon Architecture, explained that they are working on achieving balance and that two-side blade signs, at least on first floor, are being encouraged for a village feel. Ferro stated blade signs could be more effective than wall signs for some of these because they are visible both by pedestrians walking down the street and readable by drivers. Discussion was held the regarding the naming the subject building and permitted illumination of signage. Moved by Lunn, supported by Jacobs, to approve the wall sign plan as depicted in the drawing titled Building Elevations Signage Calculations, with a revision date of July 19, 201, and the accompanying letter dated June 23, 201 is recommended, subject to the following conditions: 1. There shall be a maximum number of 22 wall signs on the building, comprised of a mix of 10 square foot and 12 square foot signs as depicted on the applicant s submittal. 2. The aggregate area of wall signs shall be no greater than 242 square feet. 3. No tenant shall be permitted more than two wall signs.

10 Ada Township Planning Commission Minutes of the July 20, 201 Meeting Page 9 of 9 Motion passed unanimously. VIII. COMMISSION MEMBER/STAFF REPORTS Review of Proposed Regulations for Short Term Rentals, as drafted by John Barr Discussion was held regarding Short Term Rentals in general, as well as the proposed regulations for Short Term Rentals in Township, as drafted by John Barr. Staff was directed to conduct a review of the drafted regulations and provide a recommendation action on it at the August meeting. Bajdek presented an elevation rendering for a townhome building in the Riverpoint of Ada development. He stated the gabled pitched roof design differs from the flat roofed designed townhome buildings that were approved by the Planning Commission. It was determined that the proposed design fits the character of the development and that formal approval from the Planning Commission is not necessary. IX. PUBLIC COMMENT Noelle DiVozzo, 115 Bronson, stated her displeasure with the modern portion of the proposed B-3 building, although liked the remaining portion. She also expressed a desire to allow for public comments after all agenda items so that the presenter can hear the comments. X. ADJOURNMENT Motion by Easter, supported by Lunn, to adjourn at 9:23 p.m. Motion passed unanimously. Respectfully submitted, Jacqueline Smith Ada Township Clerk JS/dr

11 MEMORANDUM Date: 8/16/1 TO: FROM: RE: Ada Township Planning Commission Jim Ferro, Planning Director Final PUD Plan for The Caves, 4900 East Fulton St. Overview of Request: The Township Board approved the Preliminary PUD Plan for The Caves on August 14, 201. The approved Preliminary PUD Plan incorporates the changes from the plan originally approved by the Planning Commission in May, 201 that were reviewed and approved by the Commission at the July 20 meeting. The Planning Commission determined that the revisions proposed were not inconsistent with the original plan reviewed by the Commission. The development consists of 24 rental spaces in 11 buildings totaling 53,160 square feet of floor space, intended to be used for either small business use or personal, non-business storage. Also included is a 1,200 square foot community building with shared meeting room and restroom, and a 512 square foot maintenance shed. Access to the subject property is proposed from the existing access drive that is currently shared by Anderson Brothers Steamatic and the Perforated Tubes manufacturing facilities. The buildings range in size from approximately 3,480 sq. ft. to 9,600 sq. ft. Individual unit sizes range from 1,500 square feet to 5,100 square feet. The three buildings located in the northeast area of the site are proposed to be two (2) stories with both upper and lower entries. Each rental space would have an overhead door for vehicle access, with the option of having a finished office space. A maximum of 4 units plus a proposed community room are permitted to have restrooms, pursuant to the resolution exempting the development from being served by public utilities that was previously approved by the Township Board. The buildings are proposed to be served by on-site community well system and waste disposal system. The Kent County Health Department has indicated permits can be issued for these systems. An on-site storm water detention system is proposed, accommodating both storm water runoff generated on the site as well as runoff that currently enters the site from a culvert under M-21. The development is intended to be built in four (4) phases in an on demand basis; the applicant anticipates a four (4) year build-out of the site. Comments on the Final PUD Plan are as follows: Project Phasing: The applicant s preliminary PUD Plan submittal indicated the project is proposed to be completed in four phases. The phasing plan submitted by the applicant includes Units 1-3 in the southwest portion of the site in the first phase, in addition to the well and septic systems. Phases 2 and 3 are described as being interchangeable, with the final phase of 8 units in the northeast corner of the site being the final phase. It should be noted that the storm water detention system should be installed as part of phase 1.

12 Memo to Planning Commission re: The Caves Final PUD Plan August 16, 201 Page 2 of 4 Site Grading: The site has some significant slopes, particularly in the northeast corner of the property. As the access drive approaches and wraps around the northernmost buildings on the site, some high retaining walls are proposed to achieve reasonable grades on the access drive. The height of the retaining wall is greatest in the following areas: between the northernmost building and the M-21 right-of-way, the wall height of 8 to 10 feet supports the grade at the right-of-way, with the driveway 8 to 10 feet below the top of the wall. Along the east property boundary, the wall height tapers down to 2 feet, before gradually increasing to 11 feet in height at the south end of the access drive, where the access drive is 11 feet above the adjacent grades to the east. At the southwest corner at the end of the access drive, the retaining wall is 1 feet high. At the far south end of the site, a 6 ½ foot to 8 foot high wall is proposed. The retaining walls are proposed to be modular block, with multiple layers of geo-textile fabric installed behind the wall to provide structural stability. Given the high wall height in several locations, railings should be shown on the plans. Landscaping: The proposed landscaping plan includes negligible plantings that are internal to the site. Given that a large portion of the site will not be visible from Fulton St., this is of little concern. Landscape plantings are concentrated near the M-21 frontage. Four Norway Maple trees are proposed across the north face of the northernmost building. Adjacent to the M-21 frontage and above the retaining wall, 2 White Spruce trees and 2 Serviceberry shrubs are proposed. A few additional plantings are proposed along the west boundary of the property. It should be noted that plant sizes shown in the plant schedule do not conform with minimum sizes specified in the zoning regulations 2 ½ caliper for deciduous canopy trees (maple and honey locust), and minimum for evergreen trees. These should be revised on the landscape plan. Storm Water Management: The storm water management system routes runoff from the north end of the site to the south end, through a system that includes catch basins in paved areas, yard drains in swales between buildings, large lengths of perforated pipe, an open storm water detention area on the north half of the site, sub-surface pipe storage at the south end of the site and several discharge points to a swale at the south end of the property. The system layout is designed to include routing of an existing storm water discharge into the north end of the site from a culvert that discharges runoff from M-21 and from land north of M-21. It is a complicated system that is still being evaluated by the Township s engineering consultant. The engineer has requested additional information from the applicant s engineer that has not yet been received. The completion of this review can be carried out as part of the review process for the required Township storm water permit. Site Lighting: The Preliminary PUD application narrative stated that above each service entry door we will mount an 18 watt LED wall pack. The narrative also identified two pole-mounted lights, at opposite ends of a circular drive that is no longer part of the driveway layout. The applicant has indicated there will also be one wall-mounted light each on the north side walls of building #1 and the shared community building.

13 Memo to Planning Commission re: The Caves Final PUD Plan August 16, 201 Page 3 of 4 The submitted light fixture specification sheet (Lithonia OLW14) is not a nighttime friendly fixture unless the optional full cutoff shield is specified and installed. This will be required. An acceptable alternative fixture that staff would also approve and that qualifies as nighttime friendly is the Lithonia OLWX1 (specification sheet attached), which does not need an accessory shield added. Recommendation: Approval of the Final PUD Plan is recommended, subject to the following conditions: 1. The approved PUD Plan shall be carried out in substantial conformance with the plans prepared by Callen Engineering, Inc., Sheets C0.1, C1.0, C2.0, C3.0, C4.0 and landscape plan drawn on Sheet C1.0, all dated 0/25/ Approval is contingent upon the approval of a Resolution by the Township Board granting an exemption from the provisions of Sec (b) of the Code of Ordinances requiring connection of the premises to the public sanitary sewer system. 3. That the uses permitted in the PUD shall be limited to uses permitted by right in the Industrial (I) district, with the exception of the following uses, which shall be prohibited: 1. Any manufacturing, fabrication or processing of goods 2. Professional and administrative offices, including legal, architectural, engineering, accounting, data processing, insurance, real estate, securities brokerage, financial planning and investment advisory services, but excluding health care professions, banks, saving and loans, mortgage lenders and other financial services 3. Vehicle fleet storage, maintenance and fueling facilities 4. Offset printing, including ancillary activities such as photocopying and facsimile transmittal services 5. Commercial photographers' studios, including ancillary portrait photography services as a secondary activity 6. Churches. Day care centers 8. Public and private use heliports. 4. The phasing of the project shall be as depicted in the phase plan drawing received 8/16/1, and as described in the applicant s dated 8/16/1, provided that the storm water management system shall be installed as part of Phase A maximum limit of five (5) units permitted to have bathrooms in the development, which includes any common shared bathrooms. 6. With the exception of the proposed extension of overhead electrical service to a point located northeast of the storm water detention area, all public and private utilities serving the development shall be underground.. The landscape plan shall be modified to provide a minimum size of 2 ½ inch caliper for deciduous trees and a minimum size of foot height for evergreen trees.

14 Memo to Planning Commission re: The Caves Final PUD Plan August 16, 201 Page 4 of 4 8. A storm water permit application shall be submitted by the applicant, and a storm water permit shall be issued by the Township, prior to installation of the storm water management system and prior to issuance of any building permits. 9. Permits for on-site potable well and on-site waste disposal system shall be issued by the Kent County Health Department, prior to issuance of any building permits. 10. Building wall-mounted exterior lighting shall be limited to one fixture per unit service entry door, plus one fixture each on the north side walls of Unit 1 and the community building, and shall be either the Lithonia OLW14 with the optional full cutoff shield installed, or the Lithonia OLWX1 fixture with a maximum of 20 watts, all mounted in a vertical downward position.

15 MEMORANDUM Date: TO: FROM: RE: Ada Township Planning Commission Brent M. Bajdek, Planner/Zoning Administrator August 1, 201 Agenda Items 1. Site Plan Review, 9 Unit Commercial Site Condominium and Shared Parking Area, River Street Commons, Portion of 400 Ada Dr. SE, 490, 496, & 498 Ada Dr. SE, and 33 Thornapple River Dr. SE, Parcel No. s , 010, 024, 023, 026, Geld, LLC Overview of Request: Geld, LLC is proposing to create a site condominium on the south of Ada Drive between Headley Street and the future Settlers Street. The site condominium creates nine (9) units/lots for building sites. General common element in the condominium includes a shared parking area with 152 parking spaces, as well as a future private street (River Street) extending off Headley Street that will connect to another future private street (Settlers Street). Applicable zoning provisions: Site condominiums are a form of real estate ownership that is permitted in all zoning districts in the Township. The zoning regulations require site plan approval of condominium subdivision plans by the Planning Commission, prior to the condominium documents being recorded with the Kent County Register of Deeds. The site condominium regulations require that the following standards be satisfied: (1) Each site condominium unit shall contain an appurtenant limited common element for the exclusive use of the site condominium unit owner which complies with the applicable provisions of this chapter concerning minimum lot area, minimum lot width and required front, side and rear yards. For purposes of determining compliance with these provisions, each site condominium unit and its appurtenant limited common element shall be considered the equivalent of a lot. (2) Each site condominium unit shall be subject to all other applicable requirements of the zoning district in which it is located, including, but not limited to use regulations, minimum floor area of dwellings and maximum building height. (3) All public and private utilities shall be placed underground. Conformance with Zoning Standards: Development on each condominium unit will be subject to review and approval by the Planning Commission. It is anticipated that development on all units will be proposed under the PVM district regulations and be reviewed as Village Blockfront lots, except for Unit A9, which will be developed as a Village Shop Lot. The proposed condominium unit s sizes range from 3,994 sq. ft. to 16,365 sq. ft. All units will meet the lot size standards, except for Unit A9 (for the former schoolhouse), which is just less than the 4,000 sq. ft. Please note that building footprints, square footages, number of stories and uses that are shown on the site layout plan, Sheet, C200 are speculative. The total building square footage (based on useable floor areas) is shown at 6,698 sq. ft.

16 Memo to Ada Township Planning Commission August 15, 201 Page 2 of 9 Driveway Access and Parking: Access to the development will be from both Ada Drive and Settlers Street. The shared parking area contains 152 parking spaces. Parking demand calculations prepared by the applicant are based on an assumed mix of uses that includes retail, restaurant, office, service and residential uses. 34 parking spaces are required (143 parking spaces with PVM reduction). It should be noted that the PVM district standards allow for reduction in parking required to 40% of the normal requirement, to take into consideration availability of nearby on-street parking, as well as reduction in demand due to offsetting demand peaks of mixed uses. The overall ratio of spaces to building square footage provided is 1 space per 505 square feet of floor area, or 1.98 spaces per 1,000 square feet. This compares to a recommended parking ratio of 2.85 spaces per 1,000 square feet for a mixed-use development area contained in the recent parking study. Use of this results in a calculated need of 219 spaces, which suggests that a portion of the parking need for this area will need to be met off-site. Public on-street parking will be available along both future River Street and Settlers Street, as well as Ada Drive and Headley Street; 3 on-street parking spaces will be adjacent to the development. The construction of River Street and Settlers Street is anticipated to be completed by late fall of 201. Parking demand and supply will need to be evaluated on an ongoing basis as individual sites are developed for specific uses. Pedestrian Circulation: An internal sidewalk system is planned, which includes River Street, with connections to Ada Drive and Settlers Street sidewalks. To some extent, it appears as though the parking area is proposed to be used for pedestrian access, which is not desirable. Staff recommends the following sidewalk connections to increase pedestrian accessibility and safety: The extension of the sidewalk located along the north side of unit 3 westward to the north/south sidewalk located between units 3 & 4; The placement of sidewalk along the northeastern portion of unit 6 (allowing for a connection between units 6 and ). Site Lighting: Pole-mounted fixtures are planned for the shared parking area; a pole and fixture specifications need to be provided. In addition, Village decorative lighting is intended be extended internally into this condominium; however, they have not been indicated on the plans. Landscaping: A landscaping plan for the shared parking area has been provided which satisfies the requirements of the Zoning Ordinance. It should be noted that landscaping plans for individual sites will be reviewed as development plans for individual sites are submitted.

17 Memo to Ada Township Planning Commission August 15, 201 Page 3 of 9 Storm Water Management: The storm water management system for the River Street Commons Condominium development directs drainage into the storm sewer that will be constructed under Settlers Street, with runoff flowing into the storm sewer under the River Street before discharging into an existing wetlands/detention pond. The Township s consulting engineer verified the calculations and pretreatment standards based on the master planning that was conducted for the Ada Drive/Block A/Block B areas. It is suggested, by the Township s consulting engineer, that additional pretreatment methods including rain gardens and perforated storm sewer be used under the parking area in block A (similar to that being used in block B). A Township storm water permit will be required prior to any building permits being issued, and prior to any parking area construction. Public Water and Sewer: Public water and sewer mains are provided within the development to serve each unit. They will be extended from Settlers Street into the shared parking area to service most of the buildings in the subject block. The Township s consulting engineer has suggested that consideration should be given in widening the common area between units 6 and to at least 20 feet in width to allow for a watermain looping connection through this area if required by the DEQ. Recommendation: Approval of the site condominium subdivision plan is recommended, subject to the following conditions: 1. The site condominium Master Deed and Bylaws shall be submitted to the Township for review and approval, prior to being recorded with the Kent County Register of Deeds, and prior to issuance of building permits on the subject property. 2. A Township storm water permit application shall be submitted and approved, prior to issuance of any building permits for construction on individual units, and prior to construction of the shared parking area. 3. The plan shall be modified to provide the following sidewalks connections to increase pedestrian accessibility and safety: The extension of the sidewalk located along the north side of unit 3 westward to the north/south sidewalk located between units 3 & 4; The placement of sidewalk along the northeastern portion of unit 6 (allowing for a connection between units 6 and ). 4. Pole-mounted light fixtures shall qualify as full-cutoff control of light emission, subject to approval of the Planning Department. A lighting plan (which includes Village decorative lighting) and fixture specifications shall be submitted for approval, prior to construction of the shared parking area. 5. Approval of the site condominium survey plan does not constitute approval of conceptual building footprints and building uses depicted on each condominium unit on the Site Grading and Utility Plan, Sheet C300 and the Site Layout/Parking Plan, Sheet C200.

18 Memo to Ada Township Planning Commission August 15, 201 Page 4 of 9 2. Review of PVM District Development Plan, 910 sq. ft. Commercial Building (Historic Ada Schoolhouse), Unit A9, River Street Commons Site Condominium, 400 Ada Dr., Portion of , CDV5 Properties, LLC Overview of Request: A 910 sq. ft. one-story historic building (Ada Schoolhouse building) is proposed to be permanently relocated to Unit A9 of the planned River Street Commons commercial site condominium development. The rehabilitated building will be situated south of the Settlers Street and River Street intersection and adjacent to the new riverfront park. The building is intended to be utilized for retail purposes. The addition of a covered porch to the building is planned, as well as the construction of a basement. An expansive community gathering area (constructed of patio pavers) is proposed to surround the building. Parking will be located in the common element of the condominium and shared by all of the condominium units in the development. There is also a significant amount of on-street parking that will be located on the adjacent streets. Conformance with PVM District dimensional standards: The building is proposed as a Village Shop Lot under the PVM district provisions. Village Shop Lot dimensional standards have been met with the exception of the following for which departures are needed: The lot area at 3,994 is just under the required 4,000 sq. ft. The proposed frontage percentage along River Street is 39.9%; the minimum required frontage is 60% with the maximum being 80%. A departure is requested primarily due to the small size of the existing structure and the desire to surround it with a substantial community gathering area. The existing structure is a 1-story building; 2-story buildings are required. Being a historic structure, there is no intention to add a second-story. Other Standards of the PVM district: Conformance with all other standards contained in the PVM district appear to be met. Site Layout: The building will be located south of the Settlers Street and River Street intersection and adjacent to the new riverfront park; the subject site will require coordination with the Settlers Street/River Street road construction project. An expansive community gathering area (constructed of patio pavers) is proposed to surround the building. Due a substantial change in grade between the subject site and the adjacent riverfront park, a curved 1.6-foot wide retaining wall with brick veneer and a 42-inch high railing is proposed around the south side of the site. Storm Water Management: Storm drainage from the subject site was calculated into the master planned storm sewer area. Storm drainage will flow into the storm sewer under River Street before discharging into an existing wetland/detention pond.

19 Memo to Ada Township Planning Commission August 15, 201 Page 5 of 9 Parking: Off-street parking will be located in the common element of the condominium and shared by all of the condominium units in the development. 152 parking spaces are proposed for the River Street Commons commercial site condominium development. Based on retail parking requirements, 5 parking spaces are required (2 parking spaces with PVM reduction). It should be noted that the PVM district standards allow for reduction in parking required to 40% of the normal requirement, to take into consideration availability of nearby on-street parking, as well as reduction in demand due to offsetting demand peaks of mixed uses. Public on-street parking will be available along both future River Street and Settlers Street, as well as Ada Drive and Headley Street. The construction of River Street and Settlers Street is anticipated to be completed by late fall of 201. Based on the parking generation ratios of the recent parking study, calculation of parking demand for the subject unit (Unit A9) is as follows: Lighting: 2 parking spaces (based on a current ratio of 2.25 per 1,000 sq. ft. for retail use) 2 parking spaces (based on a future ratio of 2.5 per 1,000 sq. ft. for retail use) The building elevation drawings do not depict wall-mounted fixtures. Pole-mounted fixtures are planned for the shared parking area. Decorative light fixtures matching the Village specification will also be erected along River Street and Settlers Street when constructed. Landscaping: The landscape plan provides a mix of evergreen and flowering shrubs, ornamental grasses and perennials, which are planned to be placed along a substantial portion of the gathering area s perimeter. The plantings are intended to blend with the landscaping material that will be found in the adjacent riverfront river park. Conclusion & Recommendation: The proposed site layout and building design conform will nearly all of the PVM district standards, with three (3) minor departures from the PVM district standards proposed: 1. The lot area at 3,994 is just under the required 4,000 sq. ft. Approval of a departure from this standard is recommended. 2. The proposed frontage percentage along River Street is 39.9%; the minimum required frontage is 60% with the maximum being 80%. Approval of a departure from this standard is recommended. 3. The existing structure is a 1-story building; 2-story buildings are required. Approval of a departure from this standard is recommended. Approval of the development plan is recommended, subject to the following findings and conditions: 1. The Planning Commission hereby makes the following findings:

20 Memo to Ada Township Planning Commission August 15, 201 Page 6 of 9 a. The proposed development plan, as modified by the conditions of approval listed below, requires the following departures from the standards of the PVM district, which are hereby approved: 1) Sec. 8-46(a) Minimum lot size. 2) Sec. 8-46(a) Minimum frontage percentage. 3) Sec. 8-46(a) Minimum height in stories. b. The above departures result in a plan that complies with the spirit and intent of the PVM District to a greater degree than would be the case without authorization of the departures. c. The proposed alternative is consistent with the purpose and intent of the PVM District. d. The proposed alternative, in comparison to conformance with the PVM district standards, will not have a detrimental impact on adjacent property or the surrounding neighborhood. e. The proposed alternative is necessary and appropriate to accommodate a superior design of the proposed development. 2. The proposed development plan for a 910 sq. ft. commercial building is hereby approved, subject to the following conditions: a. The building and site improvements shall be completed substantially as shown on the plan set titled River Street Commons A9 School House, (civil drawings) dated June 2, 201 and River Street Commons A9 Schoolhouse (architectural drawings) dated August 10, 201, except as modified in accordance with these conditions of approval. b. Any exterior building mounted light fixtures shall qualify as full-cutoff control of light emission or of a low light intensity non-glaring style, subject to approval of the Planning Department. Fixture specifications shall be submitted for approval, prior to building permit issuance. c. Floodplain development permits shall be issued by the Michigan DEQ and Ada Township, prior to issuance of a building permit. 3. PVM District Development Plan, 11,95 sq. ft. two-story Commercial Building, Unit A1, River Street Commons Site Condominium, 400 Ada Dr., Portion of , Pinnacle Construction Overview of Request: Construction of an 11,95 sq. ft. 2-story speculative commercial building is proposed on Unit A1 of the planned River Street Commons commercial site condominium development. The building will be situated at the future southwest corner of the Ada Drive and Settlers Street intersection and will consist of 5,865 sq. ft. on the ground level and 5,930 sq. ft. on the upper level. It has been designed to accommodate retail and/or service uses on the ground level and office and/or service uses on the upper level. Parking will be located in the common element of the condominium and shared by all of the condominium units in the development. There is also a significant amount of on-street parking that will be located on the adjacent streets.

21 Memo to Ada Township Planning Commission August 15, 201 Page of 9 Conformance with PVM District dimensional standards: The building is proposed as a Village Blockfront Lot under the PVM district provisions. Village Blockfront Lot dimensional standards have been met with the exception of the following for which a departure is needed: The proposed frontage percentage along Settlers Street is 84.5%, just slightly less than the 90% minimum requirement. A departure is requested primarily due to the minimum required separation between buildings, before additional fire prevention measures are required to be taken per the Michigan Building Code. The proposed distance between the subject building and the future A2 building to the south would allow for the creation of an open/buffer space. Other Standards of the PVM district: Conformance with all other standards contained in the PVM district appear to be met with the exception of the following for which a departure is needed: The ground story s primary façade consists of less than the required 5% of transparent storefront windows of its principal plane; Settlers Street frontage is proposed at 4%. (The primary façade is the elevation which directly faces a public street or public thoroughfare.) Although the proposed window transparency percentage is less than the requirement, it appears that the intent of the requirement has been met and the extent of the proposed departure is minimal. Site Layout: The building will be located at the future southwest corner of the Ada Drive and Settlers Street intersection. The shared River Street Commons Condominium parking area will be located south/southwest of the building where direct access to it will be via an access drive from Settlers Street. The access drive will be located between the subject site (Unit A1) and Unit A2 to the south. An exterior stairway along the west side of the building is proposed; two (2) means of access is required for the building. Storm Water Management: Storm drainage from the subject site was calculated into the master planned storm sewer area. Storm drainage will flow into Ada Drive, Settlers Street, or the future parking area south of the proposed building before discharging into an existing wetland/detention pond that ultimately flows into the Thornapple River. Parking: Off-street parking will be located in the common element of the condominium and shared by all of the condominium units in the development. 152 parking spaces are proposed for the River Street Commons commercial site condominium development. Based on retail and office parking requirements, 43 parking spaces are required (18 parking spaces with PVM reduction). It should be noted that the PVM district standards allow for reduction in parking required to 40% of the normal requirement, to take into consideration availability of nearby on-street parking, as well as reduction in demand due to offsetting demand peaks of mixed uses. Public on-street parking will be available along both future River Street and Settlers Street, as well as Ada Drive and Headley Street. The construction of River Street and Settlers Street is anticipated to be completed by late fall of 201.

22 Memo to Ada Township Planning Commission August 15, 201 Page 8 of 9 Based on the parking generation ratios of the recent parking study, calculation of parking demand for the subject unit (Unit A1) is as follows: Lighting: 13 parking spaces (based on a current ratio of 2.25 per 1,000 sq. ft. for retail use) 12 parking spaces (based on a current ratio of 2 per 1,000 sq. ft. for office use) o A total of 25 parking spaces (based on current ratios) 16 parking spaces (based on a future ratio of 2.5 per 1,000 sq. ft. for retail use) 15 parking spaces (base on a future ratio of 2.45 per 1,000 sq. ft. for office use) o A total of 31 parking spaces (based on future ratios) The building elevation drawings depict gooseneck-type wall mounted fixtures. Pole-mounted fixtures are planned for the shared parking area. Decorative light fixtures matching the Village specification will also be erected along River Street and Settlers Street when constructed. Landscaping: The landscape plan provides deciduous tree plantings along the southeastern portion of the building s south wall. Future tree plantings are identified for adjacent units A2 and A8 on the subject landscape plan as well. Conclusion & Recommendation: The proposed site layout and building design conform will nearly all of the PVM district standards, with only two (2) minor departures from the PVM district standards proposed: 1. The proposed frontage percentage along Settlers Street is 84.5%, just slightly less than the 90% minimum requirement. Approval of a departure from this standard is recommended. 2. The ground story s primary façade consists of less than the required 5% of transparent storefront windows of its principal plane; Settlers Street frontage is proposed at 4%. Approval of a departure from this standard is recommended. Approval of the development plan is recommended, subject to the following findings and conditions: 1. The Planning Commission hereby makes the following findings: a. The proposed development plan, as modified by the conditions of approval listed below, requires the following departures from the standards of the PVM district, which are hereby approved: 1) Sec. 8-46(a) Minimum frontage percentage. 2) Sec. 8-46(g) Windows on primary facades. b. The above departures result in a plan that complies with the spirit and intent of the PVM District to a greater degree than would be the case without authorization of the departures. c. The proposed alternative is consistent with the purpose and intent of the PVM District.

23 Memo to Ada Township Planning Commission August 15, 201 Page 9 of 9 d. The proposed alternative, in comparison to conformance with the PVM district standards, will not have a detrimental impact on adjacent property or the surrounding neighborhood. e. The proposed alternative is necessary and appropriate to accommodate a superior design of the proposed development. 2. The proposed development plan for a,952 sq. ft. commercial building is hereby approved, subject to the following conditions: a. The building and site improvements shall be completed substantially as shown on the plan set titled River Street Commons A1 Building, (civil drawings) dated August 10, 201 and River Street Commons A1 Building (architectural drawings) dated July 20, 201, except as modified in accordance with these conditions of approval. b. Any exterior building mounted light fixtures shall qualify as full-cutoff control of light emission or of a low light intensity non-glaring style, subject to approval of the Planning Department. Fixture specifications shall be submitted for approval, prior to building permit issuance. c. Floodplain development permits shall be issued by the Michigan DEQ and Ada Township, prior to issuance of a building permit.

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31 INDEX OF SHEETS CS C0.1 C1.0 C2.0 C3.0 C4.0 TITLE SHEET EXISTING CONDITIONS-REMOVALS PLAN SITE PLAN GRADING AND DRAINAGE PLAN UTILITY PLAN X-SECTIONS, NOTES AND DETAILS THE CAVES MINI WAREHOUSES A NEW FACILITY PROJECT LOCATION R Know what's For protection of underground utilities, the CONTRACTOR shall dial OR 811 a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. PROJECT LOCATION OWNER BENCH MARKS: BM1 BM2 SPIKE IN SOUTH SIDE OF POWER POLE, SW OF BUILDING #4900, FULTON ST. ELEV. 50.8' NORTHWEST CORNER OF 4' WIDE CONCRETE PAD, ON WEST SIDE, AT MAIN ENTRANCE TO BUILDING #4900 FULTON ST. ELEV ' SECTION 30, TN, R10W, ADA TOWNSHIP, KENT COUNTY, MICHIGAN THE CAVES, LLC 2946 WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN PHONE: DATE OF PLAN: B.A.C. 14-REED CS

32 ADA TOWNSHIP KENT COUNTY, MICHIGAN THE CAVES, LLC FULTON STREET EAST 2946 WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN Callen Engineering, Inc. 113 W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com REMOVALS LEGEND BIT PAVEMENT REMOVAL AREA REMOVAL ITEM Property Address: Parcel Number: 4900 Fulton St. SE Ada Township, Michigan Property Description: Part of the Southwest fractional one-quarter of Section 30, Town 0 North, Range 10 West, Ada Township, Kent County, Michigan, described as follows: COMMENCING at the West one-quarter corner of said section 30; thence N 8 20'26 E feet along the East-West one-quarter line of said section; thence S 00 06'05 E feet along the East line of the West 660 feet of the Southwest fractional one-quarter of said section, to the TRUE PLACE OF BEGINNING; thence N 89 53'55 E feet; thence N 00 06'05 W feet; thence N 89 53'55 E feet; thence S 00 06'05 E feet; thence N 04'20 W feet along the Northerly line of the Central Michigan Railroad right-of-way ( feet wide); thence N 00 06'05 W feet to the place of beginning. Property Owner: Total Acreage: Property Zoning: Setbacks: Maximum Allowable Building Height: The Caves, LLC 2946 Woodcliff Circle Grand Rapids, Michigan Acres (146,680 SFT) Industrial 65 ft Front: Side: Rear: 50 ft 50 ft 50 ft THE CAVES EX. CONDITIONS / REMOVALS PLAN R Know what's DRAWING SCALE PLOT SCALE For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: PROJECT C0.1

33 PG B & B 2 2 B & B AG AP B & B 4 50' FRONT YARD SETBACK 1 5 gal 5 PD PC 5 gal Callen Engineering, Inc. 113 W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com HMA VALLEY GUTTER GENERAL NOTES 1. PROJECT INCLUDES CONSTRUCTION OF TWENTY-FOUR (24) MINI WAREHOUSE IN ELEVEN (11) BUILDINGS, AND COMMON SPACE, INCLUDING A COMMON ROOM, MAINTENANCE SHED, PARKING, UTILITIES, WELL AND SEPTIC AND STORM WATER DRAINAGE FACILITIES. AP 3 B & B GT B & B 3 50' SIDE YARD SETBACK 24.0' STORM DETENTION AREA 10.0' 40.0' THE CAVES, LLC WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN THE DEVELOPMENT SHALL BE SERVED BY A NEW WELL AND SEPTIC FACILITIES SUBJECT TO REVIEW AND APPROVAL FROM THE KENT COUNTY HEALTH DEPARTMENT. UNITS 2, 12, 20, 22, AND THE COMMONS BUILDING SHALL BE SERVED BY WELL AND SEPTIC FACILITIES. 3. ACCESS TO THE DEVELOPMENT SHALL BE VIA ONE (1) EXISTING DRIVEWAY ONTO FULTON STREET EAST. 4. STORM DRAINAGE SHALL BE DETAINED ON SITE AND RELEASED AT A CONTROLLED, PRE-DEVELOPMENT RATE TO AN EXISTING DRAINAGE COURSE AT THE SOUTH END OF THE PROPERTY. 5. PARKING AND DRIVE AREAS SHALL BE PAVED WITH BITUMINOUS PAVEMENT. 6. PROPOSED SITE LIGHTING SHALL CONSIST OF WALL-MOUNTED FIXTURES, DIRECTED TO INHIBIT LIGHTING BEYOND PROPERTY LIMITS, MEETING THE REQUIREMENTS OF APPLICABLE SECTIONS OF THE ADA TOWNSHIP ZONING ORDINANCE. GT 1 B & B 26.0' GUTTER PROP. WELL (TYPE III). LANDSCAPING AND SCREENING SHALL MEET THE REQUIREMENTS OF ADA TOWNSHIP ZONING ORDINANCE. TOILET FACILITY (TYP.) ONE OF FIVE 39.5' 10.0' 40.0' 50' SIDE YARD SETBACK PLANT SCHEDULE 6' SIDE YARD SETBACK CONC. C & G MDOT DET F2 PROP. MAINTENANCE BLDG 40.0' PROP. CONCRETE PAD FOR DUMPSTER PROP. SEPTIC DRAIN FIELD GUTTER 50' REAR YARD SETBACK DRAINAGE SWALE PROPOSED FEATURES LEGEND NEW HEAVY DUTY HMA PAVEMENT AREA NEW GRAVEL AREA NEW 6" CONCRETE PAVEMENT AREA THE CAVES 4900 FULTON STREET EAST ADA TOWNSHIP KENT COUNTY, MICHIGAN SITE PLAN R Know what's DRAWING SCALE PLOT SCALE For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: PROJECT C1.0

34 50' FRONT YARD SETBACK 50' SIDE YARD SETBACK 24.0' Callen Engineering, Inc. 113 W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com HMA VALLEY GUTTER STORM DETENTION AREA 10.0' 40.0' THE CAVES, LLC WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN GUTTER PROP. WELL (TYPE III) 26.0' TOILET FACILITY (TYP.) ONE OF FIVE 39.5' 10.0' 40.0' 50' SIDE YARD SETBACK GENERAL NOTES 1. PROJECT INCLUDES CONSTRUCTION OF TWENTY-FOUR (24) MINI WAREHOUSE IN ELEVEN (11) BUILDINGS, AND COMMON SPACE, INCLUDING A COMMON ROOM, MAINTENANCE SHED, PARKING, UTILITIES, WELL AND SEPTIC AND STORM WATER DRAINAGE FACILITIES. 6' SIDE YARD SETBACK CONC. C & G MDOT DET F2 PROP. MAINTENANCE BLDG 40.0' PROP. CONCRETE PAD FOR DUMPSTER GUTTER PROP. SEPTIC DRAIN FIELD 50' REAR YARD SETBACK DRAINAGE SWALE PROPOSED FEATURES LEGEND NEW HEAVY DUTY HMA PAVEMENT AREA NEW GRAVEL AREA NEW 6" CONCRETE PAVEMENT AREA THE CAVES 4900 FULTON STREET EAST ADA TOWNSHIP KENT COUNTY, MICHIGAN SITE PLAN 2. THE DEVELOPMENT SHALL BE SERVED BY A NEW WELL AND SEPTIC FACILITIES SUBJECT TO REVIEW AND APPROVAL FROM THE KENT COUNTY HEALTH DEPARTMENT. UNITS 2, 12, 20, 22, AND THE COMMONS BUILDING SHALL BE SERVED BY WELL AND SEPTIC FACILITIES. 3. ACCESS TO THE DEVELOPMENT SHALL BE VIA ONE (1) EXISTING DRIVEWAY ONTO FULTON STREET EAST. R 4. STORM DRAINAGE SHALL BE DETAINED ON SITE AND RELEASED AT A CONTROLLED, PRE-DEVELOPMENT RATE TO AN EXISTING DRAINAGE COURSE AT THE SOUTH END OF THE PROPERTY. 5. PARKING AND DRIVE AREAS SHALL BE PAVED WITH BITUMINOUS PAVEMENT. 6. PROPOSED SITE LIGHTING SHALL CONSIST OF WALL-MOUNTED FIXTURES, DIRECTED TO INHIBIT LIGHTING BEYOND PROPERTY LIMITS, MEETING THE REQUIREMENTS OF APPLICABLE SECTIONS OF THE ADA TOWNSHIP ZONING ORDINANCE.. LANDSCAPING AND SCREENING SHALL MEET THE REQUIREMENTS OF ADA TOWNSHIP ZONING ORDINANCE. Know what's For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: SCALE DRAWING PLOT SCALE PROJECT C1.0

35 SUBSURFACE CONDITIONS Contractor(s) shall familiarize themselves with the information and findings presented in the Report of Geotechnical Investigation prepared by Soils and Structures Inc. dated August 09, S&S Project No BENCH MARKS: BM1 BM2 SPIKE IN SOUTH SIDE OF POWER POLE, SW OF BUILDING #4900, FULTON ST. ELEV. 50.8' NORTHWEST CORNER OF 4' WIDE CONCRETE PAD, ON WEST SIDE, AT MAIN ENTRANCE TO BUILDING #4900 FULTON ST. ELEV ' STORM STRUCTURE NOTES STORM SEWER LENGTHS PROVIDED ARE MEASURED FROM CENTER OF STRUCTURE. RIM ELEVATIONS ARE MEASURED AT EDGE OF METAL. STORM SEWER SHALL BE WATER-TIGHT, SOLID-WALL HDPE OR APPROVED EQUAL, UNLESS INDICATED ON THE PLANS. MANHOLES AND CATCH BASINS SHALL BE IN ACCORDANCE WITH MDOT STANDARD SPECIFICATIONS. CATCH BASINS SHALL INCLUDE 2-FT SUMP. CONNECTIONS TO MANHOLES SHALL BE MADE WITH A RESILIENT CONNECTOR FOR PIPE DIAMETERS 24 INCHES OR LESS. MANHOLE RIM ELEVATIONS SHALL BE SET 1/4" BELOW PLAN GRADE. CATCH BASIN RIM ELEVATIONS SHALL BE SET 1 16" 3 BELOW PLAN GRADE. ALL CURB DIMENSIONS ARE MEASURED FROM EDGE OF METAL. BUILDING LFFE = 52.2' PLACE: 116 LFT - 12" SOLID 5.50% PLACE: 36 CYD - RIP RAP, HEAVY PLACE: 146 LFT - 15" SOLID 2.00% PLACE: 63 LFT - 24" PERF 3.5% 1 EA - 24" F.E.S. (INV NE 42.25) T.O.W B.O.W T.O.W. 5.0 B.O.W T.O.W B.O.W CB # CB # T.O.W B.O.W MH # BUILDING UFFE = 6.2' BUILDING UFFE = 6.64' BUILDING LFFE = 52.64' BUILDING 6.20 LFFE = 51.92' BUILDING UFFE = 66.92' T.O.W B.O.W T.O.W B.O.W T.O.W B.O.W T.O.W B.O.W T.O.W B.O.W CB #6 BUILDING LFFE = 52.2' CB #3 T.O.W B.O.W MH#1 RIM = FT (COVER: EJIW 1060 SERIES, 01 GRATE OR A.E.) 24" INV (SW) = FT (PERF 3.50%) 24" INV (NE) = FT (PERF 0.22%) MH#2 RIM = FT (ADS RISER. COVER: EJIW 1060 SERIES, 01 GRATE OR A.E.) 12" INV (SW) =41.00 FT (SOLID 1.00%) 42" INV (N) =41.00 FT (PERF ADS MANIFOLD) 42" INV (E) = FT (PERF ADS MANIFOLD) MH#3 RIM = FT (ADS RISER. COVER: EJIW 1060 SERIES, 01 GRATE OR A.E.) 42" INV (W) =41.00 FT (PERF ADS MANIFOLD) 42" INV (N) = FT (PERF ADS MANIFOLD) 42" INV (E) =41.00 FT (PERF 0.22%) MH#4 RIM = FT (ADS RISER. COVER: EJIW 1060 SERIES, 01 GRATE OR A.E.) 15" INV (N) = FT (SOLID 1.50%) 42" INV (E) = FT (PERF ADS MANIFOLD) 42" INV (S) = FT (PERF ADS MANIFOLD) MH#5 (6' DIAM W/ PARTITION WALL. COVER: EJIW 1060 SERIES, 01 GRATE OR A.E.) RIM = FT TOP OF WALL = FT 42" INV (SE) = FT (PERF 0.22%) 4" ORIFICE = FT 2" ORIFICE = FT 12" INV (SE) = 40.4 FT (SOLID WALL 1.00%) STORM STRUCTURE SCHEDULE (THIS SHEET) CB#1 (4' DIA) RIM = 44.9 FT (COVER: EJIW 020 SERIES W/ TYPE T1 BACK, M2 GRATE OR A.E.) 12" INV (NE) = FT (SOLID WALL 1.00%) 12" INV (SE) = FT (SOLID WALL 2.00%) CB#2 (2' DIA) RIM = 4.55 FT (COVER: EJIW EJIW 020 SERIES W/ TYPE T1 BACK, M2 GRATE OR A.E.) 12" INV (W) = FT (SOLID WALL 2.00%) PLACE: 181 LFT - 15" SOLID 1.00% SESC NOTES CB#3 (4' DIA) RIM = FT (COVER: EJIW 060 SERIES, M2 GRATE OR A.E.) 15" INV (N) = 41.5 FT (SOLID WALL 1.00%) 15" INV (S) = FT (SOLID WALL 1.50%) CB#4 (4' DIA) RIM = 52.5 FT (COVER: EJIW 060 SERIES, M2 GRATE OR A.E.) 12" INV (NE) = FT (SOLID WALL 5.50%) 15" INV (S) = FT (SOLID WALL 2.00%) CB#5 (2' DIA) RIM = 59.6 FT (COVER: EJIW 060 SERIES, M2 GRATE OR A.E.) 12" INV (SW) = FT (SOLID WALL 5.50%) CB#6 (2' DIA) RIM = FT (COVER: EJIW 020 SERIES W/ TYPE T1 BACK, M2 GRATE OR A.E.) 12" INV (SW) = FT (PERF 4.50%) YD#1 (5' DIA) RIM = FT (COVER: EJIW 1000 SERIES, 01 GRATE OR A.E.) 24" INV (NE) = FT (PERF 0.22%) 24" INV (S) = FT (PERF 0.22%) YD#2 (4' DIA - LEACHING) RIM = FT (COVER: EJIW 1000 SERIES, 01 GRATE OR A.E.) YD#3 (4' DIA - LEACHING) RIM = 4.50 FT (COVER: EJIW 1000 SERIES, 01 GRATE OR A.E.) 15" INV (E/W) = FT (PERF LAY FLAT) YD#4 (4' DIA - LEACHING) RIM = FT (COVER: EJIW 1000 SERIES, 01 GRATE OR A.E.) 15" INV (E/W) = FT (PERF LAY FLAT) YD#5 (4' DIA - LEACHING) RIM = FT (COVER: EJIW 1000 SERIES, 01 GRATE OR A.E.) 15" INV (E/W) = FT (PERF LAY FLAT) Total disturbed area: 203,135 sft (4.66 Acres) Additional erosion control measures not shown on the site plan may be necessary as site work progresses. Permittee is responsible for all measures necessary to prevent offsite sedimentation. Geotextile silt fence and all catch basin protection measures shall be properly placed as shown on plans and as needed to retain soils onsite. Periodic maintenance and inspection of SESC measures is required for proper effectiveness. THE CAVES, LLC. Callen Engineering, Inc WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com E T.O.W B.O.W PLACE: 230 LFT - 12" PERF 4.50% 1 EA - 12" F.E.S. (INV S ) Stabilize site as soon as possible. Construction is anticipated to begin SEPTEMBER 201 with substantial sitework completion no later than NOVEMBER MH # HMA SPILLWAY BUILDING FFE = 50.22' PLACE: 55 LFT - 15" PERF LAY FLAT INSTALL SILT FENCE AND CONSTRUCTION ENTRANCE. STRIP TOPSOIL AND REMOVE EX. PAVEMENT SURFACE. CONSTRUCT STORM DRAINAGE FACILITIES, PROVIDE SESC CONTROLS. CONSTRUCT BUILDINGS, FLATWORK AND PAVEMENT AREAS. PLACE: 123 LFT - 24" PERF 0.22% YD #2 4 BUILDING FFE = 50.18' YD # FINE GRADE LAWN AREAS, LANDSCAPE, MULCH, IRRIGATE STABILIZE SITE (TOPSOIL, SEED AND MULCH) REMOVE TEMP SESC CONTROLS YD # PLACE: 189 LFT - 24" PERF 0.22% 1 EA - 24" F.E.S. (INV S 39.16) PLACE: 18 LFT - 12" SOLID 1.00% MAINTENANCE BUILDING FFE = 4.88' MH # CB # S BUILDING FFE = 46.20' BUILDING FFE = 4.31' CB #2 TOP OF DRAINFIELD BUILDING FFE = 48.15' MH #4 MH #3 MH # BUILDING FFE = 49.' BUILDING FFE = 49.11' YD # YD #4 BUILDING FFE = 49.1' E6 PLACE: 55 LFT - 15" PERF LAY FLAT PLACE: 43 LFT - 15" SOLID 1.50% PLACE: 23 LFT - 42" PERF 0.22% PLACE: 55 LFT - 15" PERF LAY FLAT PLACE: 98 LFT - 12" SOLID 0.90% 1 EA - 12" F.E.S. (INV S ) THE CAVES 4900 FULTON STREET EAST ADA TOWNSHIP KENT COUNTY, MICHIGAN GRADING AND DRAINAGE PLAN PLACE: 128 LFT - 12" SOLID 2.00% E T.O.W B.O.W T.O.W B.O.W T.O.W B.O.W NORTH R E6 Know what's SCALE DRAWING PLOT SCALE XXX.XX 42" DIA. ADS N-12 WATER-TIGHT MANIFOLD SUBSURFACE STORM WATER DETENTION SYSTEM (3 EA. - 42" 185 LFT) PROVIDE RISERS AT NW AND SE CORNERS W/ CLEANOUTS AT NW & SE END OF LATERALS. 24" INV = FT STONE BED BOTTOM = 3.50 FT For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: PROJECT C2.0

36 TOILET FACILITY (TYP.) ONE OF FIVE 12" TOPSOIL WITH GRASS COVER 12" TILE BED (MDOT 6A STONE) MAX 1:4 SLOPE Callen Engineering, Inc. 113 W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com 3' CLEAN, COARSE SAND FILL SEPTIC SYSTEM DISTRIBUTION CELL SECTION X-SECTION PLACE: 323 LFT. - 6" SAN 1.00% 90' PROP. WELL (TYPE III) NO SCALE NOTE: CONTRACTOR TO STRIP EX. SOD AND TOPSOIL PRIOR TO PLACEMENT OF CLEAN SAND FILL. GENERAL NOTES 1) PROJECT INCLUDES CONSTRUCTION OF AN ON-SITE PRESSURE MOUND DISPOSAL FACILITY SERVING FIVE (5) MINI WAREHOUSES LOCATED ON A 3.3 ACRE INDUSTRIAL PARCEL, WHICH INCLUDES: TWENTY FIVE (25) UNITS TWO (2) EACH 1000 GAL. SEPTIC TANKS ONE (1) EACH 600 GAL. DOSING TANK, AND 20 SFT (24' x 30') DISTRIBUTION CELL WITH 4 LATERALS. LATERALS SHALL BE 1" DIAMETER WITH 1/8" HOLES AT 2-FT SPACING. FORCE MAIN SHALL MAINTAIN 5' OF PIPE COVER. CLEANOUTS SHALL BE PLACED AT ALL CHANGES IN PIPE DIRECTION. THE CAVES, LLC WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN CLEANOUT (TYP.) PLACE: 41 LFT. - 6" SAN 1.00% R5' WELL ISOLATION DISTANCE 50' 2) PROJECT IS SUBJECT TO KENT COUNTY HEALTH DEPARTMENT (KCHD) APPROVAL AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE REQUIREMENTS OF THE KCHD, ENVIRONMENTAL HEALTH DIVISION. 3) ALL SYSTEM COMPONENTS AND MATERIALS USED IN CONSTRUCTION OF THE SEPTIC SYSTEM SHALL BE PREAPPROVED BY THE KCHD. 4) THE PROPOSED WELL SHALL SERVE A MAXIMUM OF 15 UNITS. TOILET FACILITY (TYP.) ONE OF FIVE PLACE: 116 LFT. - 6" SAN 1.00% PROP. WELL (TYPE III) 10' RESERVE DRAIN BED AREA 15' DISTRIBUTION CELL CLEANOUT (TYP.) 100' DRAINFIELD ISOLATION DISTANCE PLACE: 2 EA. - 1,000 GAL SEPTIC TANK PLACE: 104 LFT. - 6" SAN 1.00% 50' 50' SIDE YARD SETBACK THE CAVES 4900 FULTON STREET EAST ADA TOWNSHIP KENT COUNTY, MICHIGAN UTILITY PLAN R Know what's SCALE DRAWING PLOT SCALE For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: PROJECT C3.0

37 1 1/2" HMA MIX LVSP (WEARING COURSE) 2 1/2" HMA MIX LVSP (LEVELING COURSE) 6" CONCRETE, MDOT S2 IMPERMEABLE FILL TO MINIMUM THICKNESS OF 6 in GROUND SURFACE SLOPE VARIES ALONG WALL TOP GEOGRID LAYER MUST BE WITHIN THE TOP THREE COURSES. 2'-0" SURFACE COURSE 1 1/2" 1 1/2" VALLEY GUTTER, HMA DETAIL NO SCALE LEVELING COURSE 1 1/2" 3" HMA HEAVY DUTY PAVEMENT SECTION NO SCALE 8" AGGREGATE BASE, MDOT 22A 12" SAND SUBBASE, MDOT CLASS II EX. SUBGRADE (VERIFY ABSENCE OF UNSUITABLE MATERIALS. REMOVE PER DIRECTION OF OWNERS REPRESENTATIVE 6" CONCRETE PAVEMENT SECTION NO SCALE 6" AGGREGATE BASE, MDOT 22A 12" SAND SUBBASE, MDOT CLASS II EX. SUBGRADE (VERIFY ABSENCE OF UNSUITABLE MATERIALS. REMOVE PER DIRECTION OF OWNERS REPRESENTATIVE Callen Engineering, Inc. 113 W. Savidge Street, Suite B Spring Lake, Michigan Tel: Web:callenengineering.com INVERT GUTTER PAN WHERE REQUIRED 1/2" RADIUS (TYP.) MINIMUM 12" EMBEDMENT DEPTH EXPOSED WALL HEIGHT WELL-GRADED GRANULAR WALL ROCK 0.25 in. TO 1.5 in. LESS THAN 10% FINES MODULAR BLOCK UNIT 6 in (MIN) MODULAR RETAINING WALL DETAIL NO SCALE EXISTING GROUND GUTTER DETAIL NO SCALE CONCRETE CURB & GUTTER DETAIL F2, MODIFIED NO SCALE WALK EXPANSION JOINT 3'-4"/4'-0" 1" NO SCALE REQUIRED EVERY 50' MAXIMUM 1/2" EXPANSION MATERIAL 4" CONCRETE SLAB U.N.O. SEE PLANS FOR REINF. IF REQUIRED ROUND TOP WITH CONCRETE 6" STEEL PIPE - FILL W/ CONCRETE. SEE PLANS FOR LOCATIONS. LOCATE POST 1" INTO DOOR OPENING AND 1'-0" FROM WALL. SEAL JOINT AROUND POST GRADE OR PAVEMENT 1" DEEP TOOLED JOINT WALK CONTROL JOINT NO SCALE VARIES 4" 1/4"/FT 4" CONCRETE SLAB U.N.O. SEE PLANS FOR REINF. IF REQUIRED 1"R 4" CONCRETE GRADE 35P, 4-8% AIR ENTRAINED. INTEGRAL WALK/CURB (LIGHT BROOM FINISH) 12" THE CAVES, LLC WOODCLIFF CIRCLE GRAND RAPIDS, MICHIGAN '-0" 2'-0" I x 3'-6" DP. CONCRETE FOUNDATION FOR POST 4" SAND BASE (C.I.P.) 6" 6" 2-#4 BARS, CONT. 6" NOTE: 1) PROVIDE 3/8" EXPANSION JOINT WHERE WALK MEETS BUILDING 2) PROVIDE CONTROL JOINTS AT 6' O/C SANITARY LATERAL CLEAN-OUT NO SCALE BUMPER POST DETAIL NO SCALE CONCRETE SIDEWALK W/ FLUSH CURB NO SCALE CATCH BASIN INLET COVER AS SPECIFIED 2'-0" MIN. SUMP VARIES FINISHED GRADE VARIABLE PRECAST CONCENTRIC CONE (FLAT TOP LID ACCEPTABLE) PRECAST CONCRETE SECTIONS 5"-16" GRADE RINGS 2'-0" MIN. FOUR CADMIUM PLATED 5/8" DIA THREADED STUDS W/ WASHERS & GASKETS- ANCHOR TO CONE 6" PRECAST FLAT TOP WHERE REQUIRED BY GRADE AND DEPTH OF STRUCTURE 3'-0" CONCENTRIC CONCRETE RADIAL UNITS STORM SEWER PIPE (SEE PLAN FOR TYPE AND SIZE) COMPACTED SAND FINISHED GRADE 3' GEOTEXTILE FABRIC AMOCO 4553 OR EQUAL. TOED IN PLACE END SECTION VARIES VARIES MDOT CLASS II SAND OR EQUIVALENT EXISTING MATERIAL MDOT 6A GRAVEL GEOTEXTILE FABRIC AMOCO 4553 OR EQUAL. OVERLAP ON TOP PERFORATED STORM SEWER 3' LEACHING TRENCH DETAIL NO SCALE 2' 6" THE CAVES 4900 FULTON STREET EAST ADA TOWNSHIP KENT COUNTY, MICHIGAN X-SECTIONS, NOTES AND DETAILS RIP-RAP R 6" UNDISTURBED GROUND WHERE LEACH BASIN IS CALLED OUT, PROVIDE 24" Ø SUMP OPENING IN BASE. FILL WITH 6A STONE 3" MIN. CATCH BASIN DETAIL NO SCALE IF BASE IS PRECAST SET ON MIN 4" OF PEA GRAVEL IN IMPERVIOUS SOILS OR WET CONDITIONS FLARED END SECTION DETAIL NO SCALE TOE IN ENDS OF FABRIC 18" Know what's For protection of underground utilities, the CONTRACTOR shall dial 811 or a minimum of three working days, excluding Saturdays, Sundays and holidays, prior to excavation in the vicinity of utility lines. All "MISS DIG" participating members will thus be routinely notified. This does not relieve the CONTRACTOR of the responsibility of notifying the utility owners who may not be part of the "MISS DIG" alert system. DATE OF PLAN: SCALE DRAWING PLOT SCALE PROJECT C4.0

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43 IVE R D DA A (40) CN (3) MP (6) IG (24) CN (6) CAB (80) CN (2) AG (12) LA (16) HML (6) SS (6) PAH (110) CN (12) BG (60) CN (110) CN (1) GT (3) CA (11) SN (2) PS (24) CN (40) LA UNIT 8 (5) CAH (2) PS (3) CA (14) NF (6) SA (2) CFR (2) BP (2) CFR (6) SN Mile Rd N.E., Grand Rapids, MI OFFICE FAX (18) HML UNIT 1 (25) LA (12) IG UNIT 2 (2) ZS (2) GB (18) HMH (8) PA (1) GT (2) ZS UNIT (2) ZS (145) CN (3) CF (34) NF (1) GB (3) SS (30) CN (2) MP (18) NF SEE ENLARGEMENT PLAN (40) LA (1) GB (50) HMH Site Condominium (30) LA (6) MSA (5) IV (10) BG (2) ZS (2) PS UNIT 3 (180) CN (2) BP (10) CA HEADLEY STREET (36) HMH UNIT 4 (2) PS Ada Drive Ada, MI (30) HML River Street Commons (30) HML (18) HMH (50) CN T TREE RE S FUTU (50) CN (10) IG (180) CN ISSUANCES UNIT 5 (2) CF (36) HMH SITE PLAN SUBMITTAL 0/20/201 SITE PLAN RESUBMITTAL 08/10/201 (10) PAH ET TRE ER S (2) AG UNIT 6 RE FUTU (2) CF RIV UNIT 9 (36) HML (3) CA (60) CN REVISIONS (3) JC (1) CF (1) CF N SITE LANDSCAPE PLAN 0 DATE DESCRIPTION CO N NS OT TR FO UC R TI ON THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO. 8/10/201 3:18:2 PM CIVIL GROUP LAWRENCEP P:\ \WIP DRAWINGS\12 - L100 - SITE LANDSCAPE.dwg NO. (20) CN (1) GT 30' FILE NO 1"= 30' (35) HML DRAWN BY SXT/JRS JC/ENG BY SXT CHECKED BY SXT PROJECT MGR (140) CN (30) HMH (1) MP (3) CAB (38) NF (3) MSA (3) CAB (11) BG N ENLARGEMENT PLAN 0 1"= 10' 10' SITE LANDSCAPE PLAN L100 MJO

44 ADA TOWNSHIP SITE PLAN REVIEW APPLICATION Applicant: Dixon Architecture on behalf of CDV5 Properties Contact Name: Ken Dixon, Architect Telephone No: (616) Fax No.: - Mailing Address: Dixon Architecture, PO Box 404, Ada, MI Property Owner: Telephone No: (If different than applicant) CDV5 Properties / representative: Dan Clemo (616) Mailing Address: CDV5 Properties, 4940 Cascade Road SE, Suite 200, Grand Rapids, MI Permanent Parcel No.(s) of subject property: 41- TBD Zoning District: VIllage Core Address of subject property: TBD - Intersection of Settlers Street and River Street (south side) Name of Project: Ada Schoolhouse Type of Project: x Retail, Office, Industrial or other Non-Residential Development Open Space Preservation Development, Preliminary Plan Parking area, 10 or fewer spaces (Staff Review) Site Condominium Open Space Preservation Development, Final Plan Parking area, 11 or more spaces (Planning Commission Review) Summary project description: Ptoject involves the relocation and rehabilitation of the historic Ada Schoolhouse. Work involves a new basement and plaza. This application must be accompanied by the following: (1) All items called for by Article XXII of the Zoning Regulations. (2) If the Applicant is not the record property owner, attach written documentation of the owner s consent to this application. The undersigned hereby grants permission to Ada Township and its officials and staff to enter upon the subject property for purposes of review and evaluation of this request. Signature of Applicant: Date: /20/1 TO BE COMPLETED BY THE ADA TOWNSHIP PLANNING DEPARTMENT Application received: (date) by:. Application fee of $ received by (date) Escrow deposit of $ received by Revised: 10/30/03) (date) Check No: Check No.:

45 523 ada drive se, suite 200 po box 404 ada, mi p. (616) July 20, 201 Mr. James Ferro, Planning Director Ada Township 330 Thornapple River Drive SE Ada, Michigan Re: River Street Commons - A9 Building/Ada Schoolhouse - Site Plan Submittal River Street and Settlers Street Ada, Michigan Dear Mr. Ferro: Enclosed you will find four (4) sets of civil and architectural drawings to share with the Development Committee members for the relocation and rehabilitation of the Ada Schoolhouse building. The schoolhouse will be placed on Unit A9 in the future River Street Commons development. The existing 910 sq ft one-story historic building is to be located at the south end of Settlers Street, along River Street. The design will utilize the first floor for retail purposes. A basement will be constructed under the building. The proposed retail use is permitted by the Township zoning ordinance. The building is located within the PVM District and will be governed by the Village Shop Lot standards. Based on the review of these standards, the proposed building meets the requirements for the lot width dimension, coverage percentage and building setbacks. However, despite our best intentions, and the fact that we are repurposing a historic structure, we are requesting three minor departures: 1 - Required minimum Lot Area of 4,000 sq ft: The lot area of the schoolhouse property will be 3,990 sq ft. This is only 10 square feet deficit or (0.25%) below what is required. As a result, we are requesting a departure from this requirement. 2 - Required Frontage 60% minimum and 80% maximum on River Street: responsiblearchitecture

46 River Street is proposed with 39.9% frontage. This departure is primarily due to the very small size of the existing building and the desire to create a sizable community gathering space around the building. This historical structure and plaza are unique to the entire Village redevelopment and as a result, we are requesting a departure from this requirement. 3 - Required minimum two story building height: The existing building is only a one-story building. As a historic structure, there is no intension to add a second-story. We are requesting a departure from this requirement. Thank you for your time with this matter. We are excited to present this great project to the Planning Commission on Thursday, August 1 at :00pm. Sincerely, Ken Dixon, Architect Dixon Architecture Cc: Dan Clemo, CDV5 Properties; Steve Dertz, GELD, LLC; responsiblearchitecture

47 R Know what's below. Callbefore you dig. P:\Projects\201\11631\Drawings\dwg\11631.dwg, S01-COVER, /26/201 1:58:0 PM, mknittle FOR: CDV5 PROPERTIES (616) CASCADE ROAD SE, SUITE 220 GRAND RAPIDS, MI IN: PART OF THE NW 1/4 OF SECTION 34, TN, R10W, ADA TOWNSHIP, KENT COUNTY, MICHIGAN. LOCATION MAP OVERALL PROJECT PLAN RIVER STREET COMMONS - A9 SCHOOL HOUSE 5252 Clyde Park, S.W. Grand Rapids, MI Phone: (616) Fax: (616)

48 BENCHMARK NO. 1 ELEVATION (NAVD88 DATUM) SMALL RAILROAD SPIKE IN NORTH SIDE OF UTILITY POLE, SOUTH SIDE OF HEADLEY STREET BETWEEN HOUSE #18 AND #190 HEADLEY STREET (1.2' ABOVE GROUND). BENCHMARK NO. 2 GENERAL NOTES : 1. ALL STORM SEWER SHALL BE PVC SDR ALL ROOF DRAIN SHALL BE PVC SDR EXISTING 100 YEAR FLOOD PLAIN = ELEVATION (NAVD88) TOP CENTER OF 2' SQUARE BRICK PILLAR LOCATED 40' NORTH OF NORTH BACK OF CURB OF FULTON ST. (M-21) AND 3' EAST OF BACK OF CURB OF MAIN ENTRANCE TO AMWAY CORPORATE HEADQUARTERS ACROSS FROM RELOCATED HEADLEY STREET BENCHMARK NO. 3 ELEVATION (NAVD88 DATUM) FINISH MAIN FLOOR ELEV. OF KINGMAS MARKET (BLDG. ON UNIT 1) PROPOSED BUILDING A9 PROPOSED BUILDING A9 A A LAYOUT PLAN GRADING & UTILITY PLAN CROSS SECTION "A-A" P:\Projects\201\11631\Drawings\dwg\11631.dwg, S02-SDP, /26/201 2:2:23 PM, mknittle Know what's below. Callbefore you dig. R LAYOUT PLAN / GRADING & UTILITY PLAN RIVER STREET COMMONS - A9 SCHOOL HOUSE FOR: CDV5 PROPERTIES (616) CASCADE ROAD SE, SUITE 220 GRAND RAPIDS, MI IN: PART OF THE NW 1/4 OF SECTION 34, TN, R10W, ADA TOWNSHIP, KENT COUNTY, MICHIGAN Clyde Park, S.W. Grand Rapids, MI Phone: (616) Fax: (616)

49 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) N6º36'00"E 66.00' N13º24'00"W 25.00' 4940 Cascade Road SE, Suite 220 Grand Rapids, MI p. (616) N6º36'00"E 2.00' N6º36'00"E 2.00' N13º24'00"W 25.00' N13º24'00"W 6.00' PATIO PAVERS 12" WIDE CONC EDGING FOR 2" CHANNEL DRAIN 6" THICK VERTICAL CURB Schoolhouse Building AREA: 910 SQ FT COVERED PORCH TEXTURED CONC PAD PATIO PAVERS N13º24'00"W 6.00' PVM District Standards Transect Zone: Village Center Lot Type: Village Shop Lot Definition: The village shop, which houses commercial uses, resembles a residential building. Village shop lot and buildings are developed on compact, walkable blocks that may or may not have an alley system for access. Village shops are one or two stories in height. Vertically oriented windows provide transparency on the upper stories. The village shop is slightly set back from the sidewalk. Parking is located in the rear and can be accessed from an alley or a front drive. Shared parking exists and is centrally located to serve long term parking needs. Short term parking is available on the street. Uses Permitted: Neighborhood Commercial and Office WILL MEET ZONING 2' Settler's St 10' - Two Stories 3,994 sq ft 66.0' 39.9% 22.8% 12.33' 19.8' 13.6' 1 Lot Area: 4,000 sq ft min to 8,400 sq ft max - Current design is 3,994 sq ft. EXTREMELY CLOSE TO MEETING ZONING. DEPARTURE REQUESTED. River Street Commons - A9 Schoolhouse River Street Ada, Michigan Revisions: Site Plan & PVM District Summary Submittal: /20/1 Re-submittal: 8/10/1 Lot Width: between 40' to 0' feet - Current design is 66 along River Street. WILL MEET ZONING 30" WIDE PLANING BED, SEE LANDSCAPE PLAN Frontage %: 60% min and 80% max - Settler's Street frontage is 39.9%. WILL NOT MEET ZONING, BUT THE BUILDING IS AN EXISTING HISTORICAL STRUCTURE SET WITHIN A GREENSPACE / PARK SETTING. DEPARTURE REQUESTED. Project No: " HIGH DEORATIVE METAL RAILING FASTENED TO TOP OF WALL 1. Site Plan SCALE: 1/4" = 1'-0" 0' 2' 4' 8' N 1'-8" WIDE RETAINING WALL WITH STONE VENEER ARC=109.96' RAD=35.00' CHD=S6º36'00"W 0.00' Maximum Lot Coverage: 50% - Current design is 22.8%. WILL MEET ZONING Yard Setbacks: River Street: between 10' min and 25' max - Current design provides a setback. WILL MEET ZONING Side and Rear: 5' minimum side yard and 10' minimum rear yard. Current design has a 19.8' side yard and 13.6 rear yard. WILL MEET ZONING Height in Stories: 2 min and 3 max - Current design is one story. WILL NOT MEET ZONING, BUT BUILDING IS AN EXISTING HISTORICAL STRUCTURE WHICH IS NOT INTENDED TO BE MODIFIED. DEPARTURE REQUESTED. Issue Date: /20/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc A11 Site Plan 8/10/1, 11:15 AM

50 EXISTING ROOF HEIGHT EXISTING ROOF HEIGHT EXISTING ROOF HEIGHT SCHOOL DIST No 3 ADA REPAIR AND/OR REPLACE ALL DETERIORATED EXTERIOR CLADDING MATERIALS AND PAINT ENTIRE STRUCTURE. EXACT SCOPE OF WORK TO BE DETAILED ON FINAL CONSTRUCTION DRAWINGS. EXISTING ROOF HEIGHT SCHOOL DIST No 3 ADA 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) REPLACE EXISTING WINDOWS W/ SIMILAR ENERGY-EFFICENCY WINDOWS Cascade Road SE, Suite 220 Grand Rapids, MI p. (616) '-6" FINISHED FLR 632'-4" PAVER ELEV 631'- 1/2" T.O. WALL 632'-6" FINISHED FLR 632'-4" PAVER ELEV 631'- 1/2" T.O. WALL 2. East Side Elevation SCALE: 1/4" = 1'-0" 0' 2' 4' 8' 5. West Side Elevation SCALE: 1/4" = 1'-0" 0' 2' 4' 8' 622'- 1/2" T.O. FOOTING 9'-0" WALL HEIGHT 4" CONC SLAB 26'-0" 8'-9 1/2" CLEAR UNDER JOISTS 3. North Front Elevation SCALE: 1/4" = 1'-0" 9'-10 1/2" BASEMENT FLOOR TO FINISHED FLOOR ABOVE 0' 2' 4' 8' 4'-0" Dining 103 Service '- 1/2" T.O. FOOTING 34'-2" Sales First Floor Plan 9'-0" 39'-10" SCALE: 1/4" = 1'-0" FLOOR AREA: 910 SQ FT 0' 2' 4' 8' WALL HEIGHT N 4" CONC SLAB Unisex 102 FROSTED NEW FROSTED 5'-8" Covered Porch 8'-9 1/2" CLEAR UNDER JOISTS 4. South Rear Elevation SCALE: 1/4" = 1'-0" 9'-10 1/2" BASEMENT FLOOR TO FINISHED FLOOR ABOVE 0' 2' 4' 8' Textured Conc Slab 2'-6" 21'-0" 2'-6" River Street Commons - A9 Schoolhouse River Street Ada, Michigan Revisions: Submittal: /20/1 Update: /28/1 Update: /31/1 Resubmittal: 8/10/1 Project No: Issue Date: Reviewer: Drawn By: Floor Plans /20/1 KCD KCD A Dixon Environmental Architecture, Inc A21 PlanElev R2 SPR Final 8/10/1, 11:46 AM

51 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) Cascade Road SE, Suite 220 Grand Rapids, MI p. (616) Schoolhouse view from Street Interection River Street Commons - A9 Schoolhouse River Street Ada, Michigan Site Renderings Revisions: Submittal: /20/1 Re-submittal: 8/10/1 Project No: Schoolhouse view from Settler's Grove Park Issue Date: /20/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc A31 Renderings 8/10/1, 11:15 AM

52 PLANT LIST EVERGREEN SHRUBS JCS JUNIPERUS CHINENSIS 'SEA GREEN' SEA GREEN JUNIPER 5 GAL 4' OC JCS (3) CAB (3) HMH () PROPERTY LINE FLOWER SHRUBS IV ITEA VIRGINICA 'SPRICH' LITTLE HENRY DWARF 3 GAL 2.5' OC VIRGINIA SWEETSPIRE WF WEIGELA FLORIDA 'MINUET' MINUET WEIGELA 3 GAL 4' OC ORNAMENTAL GRASSES CA CALAMAGROSTIS X ACUTIFLORA KARL FORESTER'S FEATHER #2 POT 2.5' OC 'KARL FORESTER' REED GRASS CAB CALAMAGROSTIS ARUNDINACEA KOREAN FEATHER REED #2 POT 2.5' OC VARIETY BRACHYTRICHA GRASS PAH PENNISETUM ALOPECUROIDES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POT 1.5' OC PERENNIALS HMH HEMEROCALLIS 'BIG TIME HAPPY' BIG TIME HAPPY DAYLILLY #1 POT 16" OC NP NEPETA X FAASSENII 'WALKER'S LOW' WALKER'S LOW NEPETA #1 POT 2' OC PA PEROVSKIA ATRIPLICIFOLIA 'FILIGRAN' FILIGRAN RUSSIAN SAGE #1 POT 3' OC SA SEDUM 'AUTUM FIRE' AUTUMN FIRE SEDUM #1 POT 2' OC SN SALVIA NEMOROSA 'MAY NIGHT' MAY NIGHT SAGE #1 POT 12" OC 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) PA (5) SA (4) PAH () 4940 Cascade Road SE, Suite 220 Grand Rapids, MI p. (616) GRASSES AND PERENNIALS: REMOVE FROM CONTAINER AND BUTTERFLY ROOTBALL MULCH (2") OVER ENTIRE BED BACK FILL ENTIRE BED WITH SOIL MIX AT 18" DEPTH MINIMUM SUBGRADE OR FILL MATERIAL CAB (3) PA (5) Schoolhouse Building IV (3) CA (5) NP (5) 2. Perennial Planting Detail N.T.S. INSTALL STOCK SO THAT TOP OF ROOT BALL IS 2" ABOVE ADJACENT GRADE 3. Shrub Planting Detail N.T.S. REMOVE ALL BURLAP, WIRE AND TWINE FROM TOP PART OF BALL 4" SHREDDED BARK MULCH PLANTING SOIL BACK FILL MIXTURE UNDISTURBED SUBGRADE River Street Commons - A9 Schoolhouse River Street Ada, Michigan Landscape Plan HMH (3) SN (5) SA (3) General Landscape Notes 1. SHRUB PLANTING BEDS AND TREE SAUCERS TO RECEIVE 3" SHREDDED HARDWOOD MULCH. PERENNIAL BEDS TO RECEIVE 2" DEPTH MULCH. GROUND COVER AREAS TO RECEIVE 1" DEPTH MULCH. Revisions: Submittal: /20/1 Re-submittal: 8/10/1 WF (3) COVERED PORCH ALL SHRUB BEDS TO HAVE WEED BARRIER FABRIC. ALL AREAS DISTURBED BY CONSTRUCTION TO BE TOPSOILED AND SEEDED UNLESS SHOWN OTHERWISE ON PLANS-SEE LIMITS OF CONSTRUCTION 1. Landscape Plan SCALE: 1/4" = 1'-0" 0' 2' 4' 8' N CONTRACTOR TO CONTACT MISS DIG AT (800) AT LEAST 3 WORKING DAYS PRIOR TO CONSTRUCTION. TO CONFIRM LOCATION OF EXISTING UTILITIES. CONTRACTOR TO COORDINATE PLANTING SCHEDULE WITH IRRIGATION CONTRACTOR. INSTALL IRRIGATION SYSTEM IN ALL PLANTING BEDS. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IF AREAS OF POOR DRAINAGE OR OTHER UNUSUAL SUB- GRADE CONDITIONS ARE ENCOUNTERED DURING EXCAVATION FOR PLANTING PITS. PLANTING MIXTURE FOR PERENNIALS SHALL BE SIX INCH DEPTH OF FOUR PARTS BY VOLUME OF TOPSOIL TO ONE PART OF SPHAGNUM PEAT MOSS. Project No: Issue Date: /20/1 Reviewer: KCD Drawn By: KCD L Dixon Environmental Architecture, Inc L11 Landscape 8/10/1, 11:16 AM

53 ADA TOWNSHIP SITE PLAN REVIEW APPLICATION Applicant: Dixon Architecture on behalf Pinnacle Construction Contact Name: Ken Dixon, Architect Telephone No: (616) Fax No.: - Mailing Address: Dixon Architecture, PO Box 404, Ada, MI Property Owner: Telephone No: (If different than applicant) Pinnacle Construction / representative: Brent Bowen (616) Mailing Address: Pinnacle Construction Group, 1000 Front Avenue NW, Grand Rapids, MI Permanent Parcel No.(s) of subject property: 41- TBD Zoning District: VIllage Core Address of subject property: TBD - Intersection of Settlers Street and Ada Drive (SW corner) Name of Project: River Street Commons - Building A1 Type of Project: x Retail, Office, Industrial or other Non-Residential Development Open Space Preservation Development, Preliminary Plan Parking area, 10 or fewer spaces (Staff Review) Site Condominium Open Space Preservation Development, Final Plan Parking area, 11 or more spaces (Planning Commission Review) Summary project description: Project involves the construction of an 11,95 sq ft two-story building to be used for retail, service and office uses. This application must be accompanied by the following: (1) All items called for by Article XXII of the Zoning Regulations. (2) If the Applicant is not the record property owner, attach written documentation of the owner s consent to this application. The undersigned hereby grants permission to Ada Township and its officials and staff to enter upon the subject property for purposes of review and evaluation of this request. Signature of Applicant: Date: /20/1 TO BE COMPLETED BY THE ADA TOWNSHIP PLANNING DEPARTMENT Application received: (date) by:. Application fee of $ received by (date) Escrow deposit of $ received by Revised: 10/30/03) (date) Check No: Check No.:

54 523 ada drive se, suite 200 po box 404 ada, mi p. (616) July 20, 201 Mr. James Ferro, Planning Director Ada Township 330 Thornapple River Drive SE Ada, Michigan Re: River Street Commons - A1 Building - Site Plan Submittal Ada Drive and Settlers Street Ada, Michigan Dear Mr. Ferro: Enclosed you will find four (4) sets of civil and architectural drawings to share with the Development Committee members for a newly proposed building on the A1 parcel within the future River Street Commons development. The proposed 11,95 sq ft two-story building is to be located at the southwest corner of Ada Drive and Settlers Street. The design will utilize the first floor (5,865 sq ft) for future retail and/ or service uses. The second floor (5,930 sq ft) will be used for office and/or service uses. The proposed retail, service and office uses are permitted by the Township zoning ordinance. The building is located within the PVM District and will be governed by the Village Blockfront Lot standards. Based on the review of these standards, the proposed building meets the requirements for the lot area, width dimension, coverage percentage and building setbacks. However, despite our best intentions, we are requesting two minor departures: 1 - Required 90% Frontage along Settler s Street: Settlers Street is proposed with 84.8% frontage (50 /59 ). This departure is primarily due to the minimum required setback between buildings, before additional fire prevention measures are required to be taken per the Michigan building code. Our desire is to maintain a small buffer between the A1 and A2 parcels much like what was done between the Marketplace Plaza buildings B2 and B Required 5% of the ground story s primary facade must consist of transparent storefront windows: responsiblearchitecture

55 - Settlers Street is proposed to have 4.00% glazing; The intent of the ground floor transparency requirement is to prevent blank, uninviting, windowless walls along the pedestrian sidewalk. The goal is to have a vibrant streetscape with lively activity and spontaneous interaction between the office, retail and restaurant patrons and visitors walking by. While the total amount of window area may be slightly below the black and white code requirement, the actual presence of the pedestrian environment will successfully meet the true intent of the code. Thank you for your time with this matter. We are excited to present this great project to the Planning Commission on Thursday, August 1 at :00pm. Sincerely, Ken Dixon, Architect Dixon Architecture Cc: Brent Bowen, Pinnacle Construction Group; Steve Dertz, GELD, LLC; Dan Clemo, CDV5 Properties responsiblearchitecture

56 (UNDER CONSTRUCTION) 149.5' 59.0' 44.0' 95.5' PROJECT AREA 15.0' 54.0' (UNDER CONSTRUCTION) LOCATION MAP 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VISITING THE SITE AND BECOMING FAMILIAR WITH THE DEMOLITION AND CLEARING REQUIREMENTS. 2. NO REMOVAL, DEMOLITION, CLEARING OR TOPSOIL REMOVAL SHALL OCCUR ON SITE UNTIL THE SESC AND STORMWATER PERMITS HAVE BEEN ISSUED AND THE CONTRACTOR HAS VERIFIED AND STAKED THE LIMITS OF REMOVAL IN THE FIELD. NOTIFY SITE CONSULTANT OF THE START OF CONSTRUCTION AND DATE WHEN THE LIMITS LINE WILL BE ESTABLISHED FOR REVIEW AND APPROVAL. 3. ALL MATERIALS NOTED TO BE SALVAGED SHALL BE TURNED OVER TO THE OWNER OR REINSTALLED ON SITE AS NOTED. 4. NO BURNING OR BURYING OF CLEARED OR DEMOLITION MATERIAL SHALL BE ALLOWED ON SITE. 5. REMOVE ALL STRUCTURES, FOUNDATIONS, BITUMINOUS PAVEMENT, CONCRETE SIDEWALK STEPS AND OTHER EXISTING SITE FEATURES AS INDICATED ON THE DRAWINGS. ALSO, REMOVE ALL DEBRIS FROM WITHIN CONSTRUCTION LIMITS ON SITE. ALL DEMOLITION MATERIALS SHALL BE REMOVED FROM THE SITE AND, UNLESS OTHERWISE NOTED, DISPOSED OF IN A MANNER ACCEPTABLE TO LOCAL JURISDICTION HAVING AUTHORITY. 6. THE CONTRACTOR SHALL BE LICENSED BY THE STATE OF MICHIGAN FOR DEMOLITION REMOVAL AND HAULING OF MATERIALS.. THE CONTRACTOR IS RESPONSIBLE TO OBTAIN ALL PERMITS AND FEES FOR THIS WORK. 8. EXISTING UTILITIES ARE LOCATED TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR WILL BE RESPONSIBLE FOR VERIFYING EXISTING UTILITY LOCATIONS PRIOR TO THE START OF CONSTRUCTION. THE CONTRACTOR SHALL PROTECT AND MAINTAIN EXISTING UTILITY SERVICES AT ALL TIMES. Dixon Architecture River Street Commons A1 Building Mile Rd N.E., Grand Rapids, MI OFFICE FAX Ada Drive Ada Township, MI ALL EXCESS OR UNSUITABLE TOPSOIL OR SUBSOIL TO BECOME THE PROPERTY OF THE CONTRACTOR AND REMOVED OFFSITE. ISSUANCES 10. PROTECT EXISTING TREES UNLESS OTHERWISE NOTED. NO PARKING OR STORAGE OF MATERIALS WITHIN TREE ROOT ZONE. PLACE TREE PROTECTION FENCE WHERE SHOWN ON PLAN. SITE PLAN SUBMITTAL SITE PLAN SUBMITTAL TREE PROTECTION FENCE - ORANGE SAFETY FENCE AROUND TREES SUPPORTED BY STEEL T-BAR FENCE POSTS. ZIP TIE FABRIC TO POSTS. INSTALL PRIOR TO ANY CONSTRUCTION ACTIVITY AND MAINTAIN DURING ENTIRE CONSTRUCTION PERIOD. 12. CONTRACTOR TO CALL 811 AT LEAST 3 WORKING DAYS PRIOR TO CONSTRUCTION, TO CONFIRM LOCATION OF EXISTING UTILITIES. 13. CONTRACTOR MUST RESTORE AND REPAIR ANY EXISTING CONDITIONS DISTURBED BY CONSTRUCTION. 14. ANY AREA DISTURBED BY CONSTRUCTION TO BE RESTORED TO CONDITION EQUAL TO OR BETTER THAN BEFORE CONSTRUCTION BEGAN. PATCH PAVEMENT IN-KIND IF REQUIRED. 15. SAWCUT FULL DEPTH ALL EDGES OF PAVEMENT TO BE REMOVED. 16. ALL GROUND AREAS DISTURBED BY CONSTRUCTION TO BE TOPSOILED AND SEEDED PER THE SITE LANDSCAPE PLAN UNLESS SHOWN OTHERWISE ON PLANS. REVISIONS NO. DATE DESCRIPTION 8/10/201 1:52:48 PM CIVIL GROUP TEITSMAS P:\ \WIP DRAWINGS\10-C101-SITE CONTEXT PLAN-EXISTING.dwg THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO. N EXISTING SITE CONTEXT PLAN 0 30' 1"= 30' FILE NO DRAWN BY JC/ENG BY CHECKED BY PROJECT MGR EXISTING SITE CONTEXT PLAN C SXT SXT SXT

57

58 8" SANITARY SEWER (BY OTHERS) 2.0' (UNDER CONSTRUCTION) 1.66' (UNDER CONSTRUCTION) STORM SEWER (BY OTHERS) 12" WATERMAIN (BY OTHERS) Mile Rd N.E., Grand Rapids, MI OFFICE FAX ' EXTERIOR STAIRWAY 2.0'.0' 1.66' (UNDER CONSTRUCTION) 6" SANITARY LATERAL 6" FIRE PROTECTION 2" COPPER TYPE K WATER SERVICE (UNDER CONSTRUCTION) Dixon Architecture River Street Commons A1 Building Ada Drive Ada Township, MI ISSUANCES SITE PLAN SUBMITTAL SITE PLAN SUBMITTAL N SITE LAYOUT PLAN 0 20' 1"= 20' N SITE GRADING & UTILITY PLAN 0 20' 1"= 20' REVISIONS NO. DATE DESCRIPTION TEITSMAS 8/10/201 2:15:23 PM CIVIL GROUP P:\ \WIP DRAWINGS\10-C201-SITE PLAN.dwg THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO. FILE NO DRAWN BY JC/ENG BY CHECKED BY PROJECT MGR SITE LAYOUT PLAN C SXT SXT SXT

59 (UNDER CONSTRUCTION) Mile Rd N.E., Grand Rapids, MI OFFICE FAX (3) PRAIRIEFIRE CRAB, 2" CAL., B&B HONEY LOCUST, 2 1/2" CAL., B&B (2) PINK FLOWERING DOGWOOD, 1 1/2" CAL., B&B WHITESPIRE BIRCH, 8-10' HT., B&B FUTURE TREES, TO MATCH NORTH SIDE (UNDER CONSTRUCTION) Dixon Architecture River Street Commons A1 Building Ada Drive Ada Township, MI ISSUANCES SITE PLAN SUBMITTAL SITE PLAN SUBMITTAL N SITE LANDSCAPE PLAN 0 20' 1"= 20' REVISIONS NO. DATE DESCRIPTION 8/10/201 2:50:06 PM CIVIL GROUP TEITSMAS P:\ \WIP DRAWINGS\11-L101-LANDSCAPE PLAN.dwg THIS DOCUMENT HAS BEEN PREPARED BY PROGRESSIVE AE AS AN INSTRUMENT OF SERVICE, AND PROGRESSIVE AE SHALL RETAIN ALL COMMON LAW, STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING THE COPYRIGHT THERETO. FILE NO DRAWN BY JC/ENG BY CHECKED BY PROJECT MGR SITE LANDSCAPE PLAN L SXT SXT SXT

60 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) G F E D C B A 13'-6" 10'-6" 25'-8 1/2" 24'-5" 25'-2 1/2" 12'-2" 25'-0" 25'-0" Ada Drive SE ' CANOPY ABOVE, TYP. 1 2'-0" Front Avenue NW Grand Rapids, MI p. (616) UP UP '-0" 20'-0" 20'-0" 2'-0" 44.00' PVM DISTRICT SUMMARY Tenant C Area: 1,21 Sq ft 96.00' Tenant B Area: 1,434 Sq ft 1. First Floor Plan SCALE: 3/16" = 1'-0" GROSS FLOOR AREA: 5,865 SQ FT RENTABLE FLOOR AREA: 5,149 SQ FT 0' 2' 4' 8' N Elevator Elev Mach Rm 1-Hour Common Lobby Stair 15.00' 2'-0" Tenant A Area: 2,445 Sq ft 59.00' Settlers Street SE 25'-0" 25'-0" '-0" 50'-0" 3 5 River Street Commons - A1 Building Ada Drive & Settlers Street Ada, Michigan First Floor Plan 54.00' Uses Permitted: Neighborhood Commercial and Office WILL MEET ZONING Revisions: SPR: /20/1 Lot Area: 5,000 sq ft min to 25,000 sq ft max - Current design is,410 sq ft WILL MEET ZONING 150' on 91.% on Proposed,410 sq ft Ada Dr Ada Dr 8.3% 59' on 84.8% on Settlers Settlers Transect Zone: Village Center 2.0' on Ada Dr 2.0' on Settlers Lot Type: Village Blockfront Definition: A lot located and designed to accommodate offices or multiple dwellings on upper stories and various commercial uses on the ground story. A village blockfront or main street building is often a mixed-use building up to three stories in height. Ground floors often contain retail uses, a lobby for access to the upper floors, with commercial, office or residential uses on upper floors. The facade on a village blockfront lot building is often "transparent" with ample window space on the ground and upper floors to allow "eyes on the street." These buildings are constructed with little or no side yard and minimal front yard setbacks, thus creating a continuous street wall. A village blockfront lot is often not large enough to accommodate on-site parking and often requires shared parking. Short term parking is available on the street ' 2.0' Lot Width: 250 feet max - Current design is 150 along Ada Drive and 59' along Settler's Street WILL MEET ZONING Frontage %: 90% min and 100% max Ada Drive frontage is 91.% (13.5/150) WILL MEET ZONING Settler's Street frontage is 84.8% (50/59) WILL NEED ZONING DEPARTURE Maximum Lot Coverage: 90% - Current design is 8.3% (5,801/,410) WILL MEET ZONING Yard Setbacks: Street: 0' min and 10' max - Current design provides a 2 setback on both Ada Drive and Settler's Street WILL MEET ZONING Side and Rear: No minimum or maximum WILL MEET ZONING Height in Stories: 2 min and 3 max - Current design is two stories. WILL MEET ZONING Windows on the primary facade (Settler's Street): The ground story's primary facade must have transparent storefront windows covering no less than 5 percent of its principal plane in order to provide clear views of merchandise in stores and to provide natural surveillance of exterior street spaces. Current design provides 81.3% transparency on Ada Drive WILL MEET ZONING Current design provides 4.0% transparency on Settler's Street WILL NEED ZONING DEPARTURE Doors on the primary facade (Ada Drive and Settler's Street): Doors allowing public access to streets must be provided at intervals no greater than 5 feet to maximize street activity, to provide pedestrians with frequent opportunities to enter buildings, and to minimize any expanses of inactive wall. The main door is provided at the 45º angled wall at the intersection of Ada Drive and Settler's Street. Four additional main doors are provided along the Ada Drive facade. WILL MEET ZONING Building Materials: Brick, Stucco (cementitious) finish, Stone, Split-face block (no more that 25%), wood and fiber-cement lap siding. The building shall be clad in brick and precast concrete. WILL MEET ZONING Project No: Issue Date: /9/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc Jade Plan /20/1, 2:0 PM

61 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) G F E D C B A 13'-6" 10'-6" 25'-8 1/2" 24'-5" 25'-2 1/2" 12'-2" 25'-0" 25'-0" Ada Drive SE ' 1 2'-0" Front Avenue NW Grand Rapids, MI p. (616) '-0" 2'-0" 20'-0" 20'-0" 44.00' Exterior Stair DN Tenant 2B Area: 2,683 Sq ft 96.00' CORRIDOR WALL REQUIRED FOR MULTIPLE TENANTS 1. Second Floor Plan SCALE: 3/16" = 1'-0" GROSS FLOOR AREA: 5,930 SQ FT RENTABLE FLOOR AREA: 5,040 SQ FT 0' 2' 4' 8' N Chase Elevator 1-Hour Common Lobby Stair DN 15.00' 2'-0" Tenant 2A Area: 2,358 Sq ft 59.00' Settlers Street SE 25'-0" 25'-0" '-0" 50'-0" 3 5 River Street Commons - A1 Building Ada Drive & Settlers Street Ada, Michigan Second Floor Plan 54.00' Revisions: SPR: /20/1 Project No: Issue Date: /9/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc Jade Plan /20/1, 2:0 PM

62 32'-4" OVERALL BUILDING HEIGHT 5 MMXVIII GARRETT '-8" PARAPET BUILDING HEIGHT T.O. PARAPET ROOF DECK 2'-8" 2'-0" SECOND FLOOR 2'-0" 14'-0" 13'-0" FLOOR TO FLOOR HEIGHT FLOOR TO ROOF HEIGHT 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) FIRST FLOOR Vertical Dimensions 1000 Front Avenue NW Grand Rapids, MI p. (616) North Elevation (Ada Drive) SCALE: 1/8" = 1'-0" 0' 3' 6' 12' '-8" PARAPET BUILDING HEIGHT South Elevation (Parking Lot) SCALE: 1/8" = 1'-0" 0' 3' 6' 12' boutique clothing '-4" OVERALL BUILDING HEIGHT River Street Commons - A1 Building Ada Drive & Settlers Street Ada, Michigan Exterior Elevation 5 MMXVIII boutique clothing '-4" OVERALL BUILDING HEIGHT East Elevation (Settlers St) 3. West Elevation (Alley) SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0" 0' 3' 6' 12' 0' 3' 6' 12' 32'-4" OVERALL BUILDING HEIGHT 3 Exterior Materials Legend (OR DESIGN EQUIVALENT) LABEL MATERIAL MANUFACTURER STYLE COLOR 1 MODULAR BRICK 1 TBD TBD COLOR #1 - TBD 2 MODULAR BRICK 2 TBD TBD COLOR #2 - TBD 3 PRE-CAST CONCRETE TBD SMOOTH TBD 4 PRE-CAST CONCRETE TBD ROCKED/SPLIT FACE TBD 5 FIBER-CEMENT CORNICE TBD TBD TBD 6 ALUMINUM STOREFRONT SYSTEM TBD TBD DARK BRONZE ALUMINUM-CLAD WOOD WINDOWS TBD TBD DARK BRONZE 8 EXTERIOR STEEL STAIR TBD GALVANIZED PAINTED - TBD 9 STEEL BALCONY & RAILING TBD GALVANIZED PAINTED - TBD 10 FABRIC CANOPY TBD TBD TBD 11 EXTERIOR LIGHT FIXTURE #1 TBD TBD TBD 12 EXTERIOR LIGHT FIXTURE #2 TBD TBD TBD Revisions: SPR: /20/1 Project No: Issue Date: /9/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc A31A41 ElevRender /20/1, 2:11 PM

63 523 Ada Drive SE, Suite 200 PO Box 404 Ada, MI p. (616) Front Avenue NW Grand Rapids, MI p. (616) Ada Drive - Northeast Corner River Street Commons - A1 Building Ada Drive & Settlers Street Ada, Michigan Exterior Renderings Revisions: SPR: /20/1 Project No: Ada Drive - Northwest Corner Issue Date: /9/1 Reviewer: KCD Drawn By: KCD A Dixon Environmental Architecture, Inc.