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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, July 11, 2024 at 4 pm
PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall
AGENDA
I. Roll Call
II. Approval of minutes from the meetings of June 13, 2024.
III. Public Hearings
A. Hearing, Case 2024-13: Request to amend the planned unit development (PUD) at Harbor 31 to
include the addition of a fence at 140-146 Viridian Dr.
B. Hearing, Case 2024-14: Request for a planned unit development (PUD) at 920 Washington Avenue
(the Watermark), 965 W. Western Avenue (Shaw-Walker building), and 1330 Division Street
(vacant lot) for additional residential and commercial development.
C. Hearing, Case 2024-15: Request to amend the planned unit development (PUD) at 3400,3460, 3474
Wilcox Avenue, 1875 Waterworks Road, and 1490 Edgewater Street (the Docks).
IV. New Business
A. Case 2024-16: Request for a minor amendment to the planned unit development (PUD) at
Hartshorn Village to add fuel tanks outside of the building at 1100 Adelaide Blvd.
B. Case 2024-17: Request for a site plan review for a new 15,063 sf building at 0 Stebbins Rd
(Property # 24-115-300-0001-20), by the Muskegon Area Intermediate School District.
V. Old Business
A. Approval of bylaws
VI. Other
VII. Adjourn
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1
Staff Report
July 11, 2024
Hearing, Case 2024-13: Request to amend the planned unit development (PUD) at Harbor 31 to include the
addition of a fence at 140-146 Viridian Dr.
SUMMARY
1. The Lakefront Condo Association (LFCA) at 140-146 Viridian Drive has requested to amend the
Harbor 31 PUD to allow for a fence to be placed on their property. The request is for a four-foot,
black, aluminum fence (see details in attachment/memo from applicant). There would not be any
gates on the fence and it would be open near the driveway approach and along the boardwalk. The
applicant is requesting the fence to keep people from trespassing on the property to access the
boardwalk.
2. Please see the original PUD resolution for this development, located within the attachment/memo
from the applicant. The fifth condition listed on approval states “As much of the open space as
possible, especially near the marina and lakeshore pathway, should be either left natural, or planted
with native species in order to retain and enhance habitat.” The property has been landscaped near the
edge of the boardwalk.
3. The PUD requires that there will be two public access walkways to the boardwalk, which will soon
be installed. One will be located just to the east of Parmenter Law and one just west of the new senior
living facility.
4. Notice was sent to all properties within 300 feet of the subject property. At the time of this writing,
staff had received one written comment. Please see the enclosed comment from Bill Fohlbrook, who
is a resident of the development, and is opposed to the fence.
140-142 Viridian Dr from the boardwalk
2
Zoning Map
Aerial Map
3
Proposed location of fencing in yellow
Fencing Type
4
STAFF RECOMMENDATION
Staff does not believe the addition of the fencing will be in contrast to the fifth condition of approval of the
original PUD, which states “As much of the open space as possible, especially near the marina and lakeshore
pathway, should be either left natural, or planted with native species in order to retain and enhance habitat.”
The fencing will not be gated and will also not be located along the boardwalk. The waterfront, south of the
boardwalk, has been heavily planted.
However, staff also agrees with Mr. Folbrook that the fence may do little to address the trespassing concerns.
Landscaping may prove to be a better method of addressing the issue.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to request to amend the planned unit development (PUD) at Harbor 31 to include the
addition of a fence at 140-146 Viridian Dr be recommended to the City Commission for denial.
5
From: Bill Fohlbrook
To: Mike Franzak; Planning
Cc: Mayor Ken Johnson; Jake Eckholm; thelenv@gmail.com
Subject: Case #2024-13 Ref. Letter dated June 26, 2024
Date: Wednesday, July 3, 2024 8:48:55 AM
Mr. Franzak / Muskegon City Planning - Board of Commissioners
Thank you for allowing Vicky and I another opportunity to input on the proposed
Harbor 31 PUD amendment allowing LFCA to install a 4-foot fence directly east of
our home at 140 Viridian Drive and what I understand are also plans connect to or go
around our garage. Unfortunately, due to business obligations (two hour zoom) I’m
unable to attend the planning commission meeting in person, possibly Vicky may, or
do you also Zoom? The planning commission is welcome to come by before or after
the meeting if they would like to view what is being proposed and it is OK to share this
email at the meeting.
As we have previously discussed / expressed on multiple occasions to Mayor Ken
Johnson, Mr. Eckholm, yourself and to LFCA members, we are strongly opposed to
a fence being installed directly next to our home at the east end of LFCA. As full-time
/ year-round residents for the past 13 years along with 25% ownership of LFCA, we
do not see the need for it, which described by LFCA HOA President (Fence & No
Trespassing signage) as a way to “Change the Behavior of Muskegon Residents”
and Enhance our Security. The LFCA President has in the last month installed
multiple No Trespassing signs around the entire property, some in 5-gallon pales and
painted same on the city boardwalk which we also opposed. I think these actions do
more to give Muskegon residents / visitors to the area the appearance of wealth and
arrogance, maybe cause more issues if they think something is being taken away, not
openness. I see LFCA emails documenting people (even nearby neighbors that I
recognize) walking into LFCA via the driveway, also lost folks in cars looking for the
VS driveway, pulling in daily and turning around, upsetting the HOA President & Wife,
next they will be proposing a gate across the driveway…
We do not feel our safety is at risk, or that a 4-foot fence would do more to make us
more secure, be an effective deterrent to stop someone as LFCA leadership refers to
as trespassers from coming onto the lawn if they really wanted to. They have open
access and convenient steps just a few feet away in Parmenter’s parking lot to
access LFCA via the board walk. Our position to LFCA Board, which we are
members, is if they want a fence on the west / south west end dividing LFCA and the
new VS development, we will not oppose. We personally do not believe installing
fences at Harbor 31 is what is needed. Suggest instead LFCA should use some HOA
funds and donate to Harbor 31 Board on top of our quarterly dues so they can mow
the weeds in the fields/sidewalks once in a while, certainly not a good look or
impression of prosperity for Muskegon.
I do 100% agree that Parmenter, if wanting to be a good/much better neighbor to
LFCA should manage their afterhours parking lot activities & guests, especially on the
weekends, holidays and enforce there posted “no afterhours parking - towaway
signage” I have expressed my disappointment many times with Mr. Kelly. Maybe a
commitment from him would temper the desire for a fence. Agreed, there guests at
times do create daytime & after-hours noise, music, lots of loud, very foul language,
litter, dump diapers in our lawn, unattended minors are dropped off, use Parmenter’s
yard as a bathroom. It can and does make us feel uncomfortable at times, push us
back inside our home, off our decks, make it difficult to entertain guests not knowing
who might be camped out in front that night. A 4-foot fence will not stop that.
On a positive note, we have noticed the increased police presence down here this
summer but have yet to see anyone actually pull into the Parmenter lot, observe, get
out of the car, speak to any of the users.
In closing
LFCA HOA president has stated that the fence ($20,000 investment) will positively
impact our home values. In our opinion and considering that we will be the first in the
neighborhood with a "fence" it may actually detract from the aesthetic appeal of this
area, potentially lowering property values, adding to concern regarding crime and
impacting public services provided by the city, such as garbage, recycling collection,
emergency services, additionally USPS, Amazon, UPS, and other service deliveries.
Some drivers tend to walk in from Parmenter’s lot to deliver instead of driving around.
Alternative option to consider on the East side to PUD amendment - permit
request
A row of decorative 4-foot shrubs/evergreens along the east property line, up to the
trees would be more aesthetic, serve as a barrier, property line marker and be
GREEN.
Remove ugly No Trespassing signs and the painted on No Trespassing in BLACK at
west end of LFCA on the city boardwalk. Is that even allowable?
Thank You, feel free to call or stop by.
Enjoy the long Fourth of July Weekend!
View standing on Boardwalk – LFCA Property line is @ on the lower darker green mower
tire track where fence will go a 1/3 the way up if they follow property lines
View from Parmenter Lower Lot – LFCA Property Line @lower darker green mower
tire track
Bill Fohlbrook / Vicky Thelen
140 Viridian Drive, Muskegon
(231) 375 9041
WARNING: This email originated outside of the City of Muskegon email system!
DO NOT CLICK links if the sender is unknown.
NEVER provide your User ID or Password.
Hearing, Case 2024-14: Request for a planned unit development (PUD) at 920 Washington Avenue (the
Watermark), 965 W. Western Avenue (Shaw-Walker building), and 1330 Division Street (vacant lot) for
additional residential and commercial development.
SUMMARY
1. The Original PUD for the Watermark included five phases, spread over four addresses. However,
only the first two phases were completed. Phases 3-5 were not completed and have since expired
according to Section 2101 of the zoning ordinance (see zoning ordinance excerpt of following page).
2. The new PUD is being proposed on 920 Washington Ave, 965 W Western Ave, and 1330 Division
St. It excludes 930 Washington Ave, which is the completed Phase I of the original PUD.
3. Please see the attached “Site Layout Map.” Phase I of this PUD will include 350 apartments, 9,917 sf
of commercial (including a restaurant), and a parking lot at the corner of Western/Division. This will
all take place on the parcel known as 920 Washington Ave and will include buildings 3, 4, 5, and 6.
Commercial units will be located on the first floor of building 4. Building 2 (former Watermark 920
event center) will now host up to 13,970 sf of commercial suites.
4. Phase II will include 100 apartments, 70 condominiums, and 37 townhouses (site plan incorrectly
notes 33 townhouses). The apartments and condominiums will be located on the 920 Washington Ave
parcel as well, south of Phase I. the townhomes will be located on 965 W Western Ave in the current
Knoll parking lot.
5. An enclosed dumpster is proposed just north of the pickleball courts. There is also an existing
dumpster enclose in front of building 2. There will also be dumpsters located inside building 7.
6. Please see the attached “Unit Matrix” for a description of unit sizes.
7. The one-story building that currently houses Knoll (building 7), an industrial business, will be used
for indoor parking, which will include 112 parking spaces.
8. The underlying zoning for this property is Form Based Code, Neighborhood Edge. There are no
parking minimums required in this zoning district, but rather parking maximums. The code allows up
to one parking space per dwelling unit and one parking space per 350 sf of floor area for commercial
uses. This would allow up to 625 parking spaces on site, not included covered parking. There are 499
outdoor parking spaces proposed in this plan. Thirty-four of these spaces are existing in front of
building 2. There are no bicycle racks proposed on the plan.
9. Loading zones are proposed on both sides of Division St in front of building 3 and the pickleball
court/parking lot.
10. Notice was sent to all properties within 300 feet of the subject property. At the time of this writing,
staff had not received any comments from the public.
6
Building Map
• Building 1 is the existing Watermark Condominium.
• Building 2 is the former Watermark 920 Event Center.
• Building 2, and building 4 on the first floor, will have new retail space.
• Building 3, 4 and 5 are planned to have 432 new apartments.
• Building 6 is planned to have 69 new condominiums.
• Proposing to build 37 new townhomes to shield Building 7. Refurbish the outside of Building 7
(former Knoll factory) and use the building as an indoor parking garage.
• Rooftop pool, hot tub, and two clubhouses on top of building 4, and part of building 3.
7
Recent Zoning History of Property
- Planning Commission Case 2003-14: Rezone the property from I-2, General Industrial to I-1, Light
Industrial.
- Planning Commission Case 2003-15: Preliminary PUD approval of a mixed-use, commercial and
residential development.
- Planning Commission Case 2003-16: Final PUD approval for Phase I of a mixed-use, commercial
and residential development.
- Planning Commission Case 2004-16: Final PUD approval for Phase II containing 10840 square feet
of commercial space at Washington and Division.
- Zoning Board of Appeals Case 2005-19: Variance from Section 2334 of the Zoning Ordinance to
erect a 2250 square foot banner advertising Watermark Lofts.
- Planning Commission Case 2007-47: Amend the Final PUD for Phase II for additional parking for
an assembly/rental hall.
- Site Plan Review Case 2008-04: Minor Site Plan Review for a building footprint increase of 3130
square feet and development of a new parking lot.
- Site Plan Review Case 2010-35: Minor Site Plan Review to revise the scope of work for a banquet
facility and parking lot improvement project.
- Planning Commission Case 2020-20: Amend Section 2331 of the Zoning Ordinance to expand the
marihuana facilities overlay district to allow for MMFLA and MRMTA Growing, Processing, and
Provisioning/Retail license types at 965 W. Western Avenue, 920 Washington Avenue, and 1330
Division Street.
Zoning Ordinance Excerpt:
Section 2101 #5
8
Zoning Map
Aerial Map
9
Original PUD (Case 2003-16). Phase 1 was completed. Phase 2 was amended (Case 2007-47) to modify
banquet center and eliminate additional building at corner of Washington/Division. Phases 3-5 never
commenced.
STAFF RECOMMENDATION
Staff recommends approval of the PUD with the condition that the applicant receives a stormwater permit
from the Engineering Department and that a revised site plan showing an appropriate number (as required by
the code) bicycle racks. Staff may have more recommendations at the meeting.
DELIBERATION
The following proposed motion is offered for consideration:
I move that Phases 2-5 of the original Planned Unit Development at the Watermark (Case 2003-16) be
revoked and that the request for a planned unit development (PUD) at 920 Washington Avenue (the
Watermark), 965 W. Western Avenue (Shaw-Walker building), and 1330 Division Street (vacant lot) be
recommended to the City Commission for approval with the following condition.
1. The applicant receives a stormwater permit from the Engineering Department.
2. A revised site plan showing bicycle racks is approved by staff.
10
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OH
SAN MH #2694
C.I. WM STREET
Although every effort has been made to draw the information contained in L1 S09°23'07"W 9.68' 36.2'
0.7'
0.7'
ST
our CAD generated files as accurate as possible, NEDERVELD 599 599
D=S00°28'45"W
ST
OH
0.2'
SS
G
G
L2 S83°24'04"E 13.72'
OH
does not guarantee absolute accuracy. At times information is
HUDSON STREET
7 SPACES
HUDSON
2 SPACES
C
EXISTING 600
OH 414.17'
drawn schematically to best show the desired information. It is L3 N00°30'20"E 9.53'
STM LB #2445
60
0 600
ST
also possible that through the use of translators that some BUILDING STM CB #2710
601
SS
78.9'
7 SPACES 2 SPACES
OH
EX. 12"
EX. 8" C.I. WM
601
LEGEND L4 S82°30'04"E 8.71'
E RIGHT-OF-WAY LINE,
STM MH #2761 6" CONC RETAINING WALL
information could be lost or missing. Therefore use of these files 602
N00°20'35"WG
ST
STM CB #2886 602
G
for generating fabrication drawings or for any other purpose is up L5 S00°30'20"W 24.63'
SS
OH
OH
C
*FOR HEI SURVEY
to the user to(12-5-2023)
determine the accuracy and strictly at the USER's N89°57'03"E 603
OH
L6 S88°25'41"E 8.72' OH
603
ST
RISK. All digital information shall be verified against dimensions 39.77' CONC 9.1' NORTH OF PROPERTY LINE
G
SS
REGISTRATION SEAL
Gshown, field Gconditions, UNDERGROUND
BULLETINS, ADDENDUMS GASor notes to verify L7 S01°34'19"W 0.30' OH SET "X" IN CONC FENCE CORNER 4.1' NORTH OF PROPERTY LINE
SECTION CORNER
OH
STM MH #6131
OH
FENCE 2.8' NORTH OF PROPERTY LINE
G
accuracy of the information contained in the CAD files is current. 22.1' OH
4 60
4
60
L8 S88°25'41"E 0.40' 605
SS
+ 159.9'+ OH
SITE BENCHMARK UNDERGROUND ELECTRIC SAN MH #15002
ST
UE UE FFE=597.73 FFE=597.71
G
OH OH OH OH
OH
OH OH OH OH OH OH
Any unauthorized modification or reuse of the materials shall be at L9 S00°42'58"W 29.45' 606 M=S89°51'24"W 412.33'
OH
SOIL BORING UNDERGROUND TELEPHONE SW CORNER, GRAVEL SE CORNER,
D=S89°52'30"W
OH
CHAMBERS JOHNSON TRUST
SS
USER's sole risk, and USER agrees to defend, indemnify, and hold BLOCK 475 61-24-205-476-0001-00
ST
W RIGHT-OF-WAY LINE, DIVISION STREET
824 WASHINGTON AVE
PENTECOST LEROY W
61-24-205-476-0001-01
BLOCK 475
CHAMBERS JOHNSON TRUST
L10 N88°25'41"W 8.43' S LINE, BLOCK 475
FOUND STEEL BAR harmless,UNDERGROUND
from all claims, injuries,SANITARY SEWER GROESBECK FAITH J/
848 WASHINGTON AVE
S00°00'25"W 182.21'
SS SS
61-24-205-476-0001-04
NEDERVELD damages,
80.0'
CHAMBERS JOHNSON TRUST
854 WASHINGTON AVE
61-24-205-476-0001-05
GROESBECK SANDRA
G
L11 S88°38'32"E 12.93'
840 WASHINGTON AVE
losses, expenses, and attorneys fees arising out of the unauthorized
PENTECOST LEROY W
61-24-205-476-0001-03
SS
832 WASHINGTON AVE
61-24-205-476-0001-06
FOUND IRON PIPE
PENTECOST LEROY W
UNDERGROUND STORM SEWER
61-24-205-476-0001-02
ST
ST ST
8" CONC RETAINING WALL 816 WASHINGTON AVE
1404 DIVISION ST
DUMPSTER
modification or use of these materials. L12 S02°11'01"W 21.28' AREA
OH
SET STEEL BAR CHAIN LINK FENCE
OH
SS
ST
L13 N87°48'59"W 28.01' FFE=609.68
G
199.1'
MANHOLE Drawings are Copyrighted.
MINOR CONTOUR +
9 SPACES
8 SPACES
21.8'
EX. 24" SAN.
CATCHBASIN
SS
INDEX CONTOUR
ST
7 SPACES
10" CONC RET WALL
HYDRANT
OH
ELECTRIC VEHICLE CHARGER
G
21 SPACES
SS
78.0'
ST
WATER VALVE SOUTH LIMITS OF TOPO
ASPHALT ST ST
UTILITY POLE OH
SS
ST
18 SPACES
G
LIGHT POLE CONCRETE 1.5' 63.6'
1.9'
221.00' STM MH #15003
CLEANOUT S89°34'02"W 476.58'
ST
SW CORNER, G G G G G G G G G G G G G G
OH
GRAVEL
OH
BLOCK 474 N RIGHT-OF-WAY LINE, WASHINGTON AVENUE
BUILDING 1.1' NORTH OF PROPERTY LINE
DECIDUOUS TREE WASHINGTON AVENUE
*LEGEND FOR ULTA SURVEY INFORMATION LOCATED ON SHEET AL.2 PROJECT NO. 22201625
SURVEYOR'S NOTES
BOUNDARY SURVEY AND IMPROVEMENTS SHOWN PER PROVIDED ALTA / NPS LAND TITLE SURVEY BY
NEDERVELD, INC. DATED JANUARY 4, 2023 WITH PROJECT NUMBER 22201625. STORM SEWER STRUCTURE LIST SANITARY SEWER STRUCTURE LIST
EX. STM MH #4336 EX. STM CB #8557 EX. STM MH #2424 EX. STM CB #1482 EX. SAN MH 5 EX. SAN MH #2648
ELEVATIONS ADDED TO PROVIDED SURVEY. RIM = 591.42 RIM = 592.76 RIM = 598.48 RIM = 588.98 RIM = ? RIM = 598.05
DATE OF FIELD SURVEY : DECEMBER 5, 2023 12" CONC S INV = 587.62 12" CONC S INV = 589.89 8" PVC W INV = 596.18 12" CONC E/NE INV = 585.53 (36" FORCE MAIN 24" VCP N INV = 592.22
12" CONC N INV = 587.52 6" PVC NE INV = N/A 8" PVC W/NW INV = 585.68 ENCLOSED PIPE 24" VCP S INV = 592.22
SOURCE BENCHMARK - NORTH AMERICAN GEODETIC SURVEY (NGS) 12" CONC NW INV = 587.67 NO INVERTS) 4" VCP E INV = 593.80
EX. STM MH #8481
DESIGNATION: X316 12" CONC NE INV = 587.67 EX. STM MH #2782 EX. STM CB X
RIM = 593.22
PID: OL0358 RIM = 598.31 RIM = 593.46 EX. SAN MH #4169
10" CONC NW INV = 587.62 EX. SAN MH #2367
ELEVATION = 587.89 (NAVD 88) 6" PVC SW INV = 595.67 8" VCP SW INV = 591.96 RIM = 592.20
EX. STM CB #3774 30" CONC E INV = 586.77 RIM = 594.92
12" CONC N/NE INV = 594.96 12" PVC NE INV = 585.35
RIM = 591.10 30" CONC W INV = 586.77 8" PVC SE INV = 590.92
ELEVATIONS HEREON ARE BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD '88). 12" PVC S INV = 585.35
12" CONC SW INV = 587.45 12" CONC SW INV = 588.84 8" PVC W INV = 591.00
EX. STM CB #3752
12" CONC S/SW INV = 587.82 EX. STM MH #2842 RIM = 591.93
E UTILITIES SHOWN HEREON ARE BASED UPON A COMBINATION OF ABOVE GROUND OBSERVATIONS AND EX. SAN MH #4282 EX. SAN MH #2141
AV EX. STM CB #4362 RIM = 597.72 12" CONC W INV = 588.58
RN
THE RESULT OF A "MISS DIG" REQUEST THEY SHOULD NOT BE INTERPRETED TO BE EXACT LOCATIONS RIM = 592.47 RIM = 595.70
TE
RIM = 591.67 EX. STM MH #4617 12" CONC N INV = 591.12
ES
NOR SHOULD IT BE ASSUMED THAT THEY ARE THE ONLY UTILITIES IN THIS AREA. THIS SURVEY SHOULD 15" PVC N INV = 585.54 24" VCP N INV = 589.61
8" PVC SW INV = 588.92 RIM = 595.73 12" CONC S INV = 592.56
.W NOT BE RELIED UPON TO DEPICT THE LOCATIONS OF ALL UNDERGROUND UTILITIES. 15" PVC S INV = 587.57 24" VCP S INV = 589.61
W 12" CONC NE INV = 592.72 EX. STM MH #3846
12" CONC E INV = 592.43
12" CONC SW INV = 592.42 RIM = 592.10 6" PVC E INV = 587.44 8" PVC NW INV = 590.95
CONNECTIVITY AS SHOWN HEREON IS BASED UPON BEST AVAILABLE INFORMATION. HOWEVER, LACKING EX. STM MH #3879 12" CONC S/SW INV = 592.58
RIM = 591.91 12" CONC N/NE INV = 591.93 12" CONC E INV = 588.15
EXCAVATION, THE EXACT LOCATION OF ALL UNDERGROUND FEATURES CANNOT BE ACCURATELY, EX. SAN MH #1536
E 12" CONC S INV = 587.06 18" CONC E/NE INV = 588.11 EX. STM CB #2837 12" IRON NW INV = 588.15 EX. SAN MH #4615
AV COMPLETELY AND RELIABLY DEPICTED. RIM = 589.24
AY 12" CONC N INV = 587.19 24" CONC N INV = 586.93 RIM = 597.23 12" CONC S INV = 587.20 RIM = 595.24
. CL 12" CONC SW INV = 595.03 12" IRON W INV = 587.65 6" PVC N INV = 589.70 12" VCP SE INV = 584.62
W FOUNDATIONS BELOW GROUND SURFACE AND ANY OTHER BELOW GROUND IMPROVEMENTS, IF ANY, 24" CONC S INV = 587.18
E. EX. STM MH #4356 6" PVC S INV = 589.70 24" VCP N INV = 583.24
AV WERE NOT LOCATED UNDER THE SCOPE OF THIS SURVEY.
9T
8T
ER RIM = 592.12 EX. STM MH #4616 24" VCP S INV = 583.27
H
EX. STM MH #4157
SH
H
ST
EX. STM MH #2026
ST
ST
OR
EB 8" PVC NE INV = 587.62 RIM = 594.46 RIM = 591.55
.
RIM = 595.66
.
EX. SAN MH #2694
11
EL
W. WESTERN AVE W R. 12" CONC N INV = 587.22 30" CONC N INV = 586.76 EX. SAN MH #12507
TH
D 12" CONC N INV = 589.81 " CONC E INV = 585.05
IN
AY RIM = 598.73
E
RIM = 593.55
ST
W 10" CONC NW INV = 588.12 30" CONC W INV = 586.76 12" CONC S INV = 590.21 12" CONC W INV = 585.05
DR
.
EA 24" VCP N INV = 593.78
SHO
12" CONC S INV = 587.12 24" VCP N INV = 583.20
.
S 12" CONC SE INV = 585.05
12" CONC NE INV = 590.46 24" VCP S INV = 593.78 24" VCP S INV = 583.20
REL
PROJECT AREA EX. STM LB #2445 12" CONC W/NW INV = 590.21 " CONC S INV = 585.05 24" VCP W INV = 593.83
MICHIGAN AVE E 8" VCP E/W INV = 588.63
RIM = 600.38
INE
AV EX. STM MH #4309
FRANKLIN ST.
N (E/W PIPE ENCLOSED)
SO 10" PVC W/SW INV = 598.18 EX. STM MH #15005
DR.
D RIM = 592.73
HU 6" PVC E INV = UNK EX. STM CB #2136 RIM = 594.27 EX. SAN MH #2659
12" CONC N INV = 586.94
(OVERFLOW STRUCTURE) RIM = 595.28 36" CONC NW INV = 581.87 RIM = 598.30 EX. STM MH #2035
12" CONC S/SE INV = 588.73
12" CONC E/SE INV = 591.98 24" VCP N INV = 592.75 RIM = 594.90
.
WASHINGTON AVE 36" CONC S INV = 581.87
DR
12" CONC SE INV = 588.08
8" PVC W/NW INV = 590.78 24" VCP S INV = 592.75 12" VCP N INV = 587.13
E
BARCLAY ST.
HUDSON ST.
4" STEEL NE INV = 590.59
OR
30" CONC E INV = 586.83 EX. STM CB #2710
HENRY ST.
12" VCP W INV = 587.05
GLADE ST.
10" VCP W INV = 592.85
SH
24" CONC W INV = 586.76 RIM = 599.18
KE
CONC SW INV = 587.03 6" PVC W INV = 597.31 EX. STM CB #1962 EX. STM MH #12512
LA
EX. STM MH #1537
R
8" VCP E INV = 596.43 RIM = 595.36 RIM = 593.60
W. GRAND AVE W. GRAND AVE RIM = 589.39
12" CONC SW INV = 590.54 24" VCP N INV = 584.90
DIVISION ST.
BEIDLER ST.
EX. STM CB #8505 12" VCP S INV = 585.19
EX. STM MH #2761 8" VCP W/SW INV = 591.96 24" VCP S INV = 584.90
RIM = 592.01 12" VCP NW INV = 585.14 A 06/24/24 DOC REL 09 - ADDENDUM A
12" CONC S INV = 589.81 RIM = 599.47 EX. STM MH #1526 8" VCP E INV = 588.10
8" VCP NW INV = 588.85 06/03/24 DOC REL 07 - IFB
W. SOUTHERN AVE W. SOUTHERN AVE
12" CONC N INV = 593.82 RIM = 588.79
Know what's below. EX. STM MH #8482 8" VCP E INV = 596.17 15" CONC S INV = 585.69 04/22/24 DOC REL 05 - 85% CD
8" VCP W INV = 595.92 12" CONC W/SW INV = 585.49 EX. STM CB #12652
RIM = 592.66 03/11/24 DOC REL 04 - 50% CD
Callbefore you dig. 30" CONC E INV = 587.53
30" CONC W INV = 587.46 EX. STM CB #2886 EX. STM MH #15003
RIM = 593.46
8" VCP SW INV = 591.96 02/09/24 DOC REL 03 - PRICING
LOCATION MAP NOT TO SCALE EX. STM MH #15736
RIM = 597.20
RIM = 598.98
8" VCP W INV = 596.48
RIM = 603.52
36" CONC N INV = 591.55
36" CONC S INV = 591.57
REV
01/22/24
DATE
DOC REL 02 - DD
DOC REL ## - DESCRIPTION
EX. STM MH #15737
30" CONC SSW INV = 587.61 EX. STM MH #15004
RIM = 595.77
36" CONC NNW INV = 582.34 RIM = 594.42
30" CONC SSW INV = 588.72
36" CONC SE INV = 582.34 30" CONC W INV = 588.24
30" CONC ESE INV = 588.72 PROJECT # 2300029
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
EXISTING
CONDITIONS
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
V-101
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
OH OH
OH OH
594 OH
OH
OH
OH
OH
OH
OH SS SS SS SS SS
G
STM MH #12512
OH
SAN MH #1537
SS
Parkland Properties
G
OH
SS
OH
SS
75 W Walton Ave., Suite A,
OH OH OH OH
Muskegon, MI 49440
OH
OH
OH
OH
G G 588
G G
G G OH
OH
OH
SS
OH
OH
OH SS
231-722-7001
OH
OH
588
OH
OH
SS
OH
OH
https://parklandmi.com/
OH
STM CB #1482
G
OH
OH
0' 20' 40' 80'
SS
OH ST
SS
OH
OH ST
ST
OH
5
ST
SS
90
W. W
OH
OH
EST SCALE 1" =40'
OH
ST ST
SS
ERN AVE
OH
+ OH
SS
OH
589
NUE
OH
G
OH
FFE=595.33
SS
ST
OH
ST
+ OH ST
594
OH
G
SS
FFE=593.64 OH
SS
OH
OH ST
OH ST
XXXXXX OH
SS
ST
XX
XXXXXX OH
OH
+ XXXXXX
SS
FFE=595.08 OH ST
STM CB #1482 OH
XXXXXX
SS
OH
ST
ST
OH
EX. FDC XXXXXX OH OH
XXXXXX OH
SS
ST
ST
OH
LOCATION FFE=595.11 + XXXXXX OH OH
OH
XXXXXX OH OH OH STM MH #1526
SS
XXXXXX OH OH
ST
XXXXXX
SS
SS
ST
XXXXX
59
X
0
591
SS
SS
OH
X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
ST
SS
REMOVE EX. FENCE SANMH #1537
SS
ST
59 37 OTTAWA NW
SS
SAN MH #1536 0
SS
SUITE 700
OH
ST
SS
SS
ST
592
STM MH #15005
GRAND RAPIDS, MI 49503-2900 USA
SS
TEL +1.616.771.0909
SS
OH
ST
SS
www.ghafari.com
SS
ST
591
SS
SS
OH
ST
ST
SS
SS
ST
SS
SS
OH
ST
ST
SS
FFE=595.35 +
SS
ST
SS
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS
SAWCUT & REMOVE 2
59
OH
593
ST
SS SS SS SS SS SS SS SS SS SS SS
ST
SS SS SS SS SS SS SS SS SS SS SS
SS
EX. CONCRETE CURB (TYP.)
SS
ST
SS
OH
ST
ST
ST
ST
594
SS
SS
ST
SS
OH
ST
ST
ST
59
SAWCUT & REMOVE
SS
3
SS
ST
EX. CONCRETE CURB (TYP.)
SS
OH
ST
ST
ST
CONSULTANT INFORMATION
SS
G
SS
ST
SAWCUT & REMOVE
SS
+ EX. CONCRETE (TYP.)
ST
+ SAN MH #2035
ST
ST
SS
FFE=595.36
593
SS
ST
FFE=595.43
OH
SS
G
ST
ST
ST
SS
SS
ST
REMOVE
OH
5
SAN MH95#2367
ST
ST
ST
SS
5
59
SS
ST
594
OH
G
591
1
592
590
0
593
592
593
59 59
SS
ST
ST
ST
SS
SS
ST
ST
OH
STM CB #2136 STM CB #1962
594
+ REMOVE 596
ST
ST
FFE=595.43
STM MH #2026
SS
EXISTING
ST
ST
SAN MH #2141
G
596 REMOVE EXISTING
ST
SS
OH
595
GRAVEL BITUMINOUS
ST
ST
SAWCUT & REMOVE
SS
ST
SAWCUT & REMOVE
ST
SS
OH
EX. CONCRETE (TYP.) FFE=596.15 +
EX. FDC EX. CONCRETE CURB (TYP.)
ST
EX. FDC
ST
LOCATION
G
597
SS
ST
596
SAN MH #4615 LOCATION
ST
SS
OH
12
STM CB #8557 SAWCUT & REMOVE
ST
XX X X X X X X X
ST
EX. CONCRETE (TYP.)
X X X XX
SS
ST
STM MH #8481
ST
SS
OH
G G G G G G G G G G G G G G G G
ST
G
STST
597
593 XXXXXXXXXXXXXXXXXXXXX
ST
ST
XXXXXXXXXXX
SS
X X X XX X X
597
ST
XXXXX
SS
G
ST
OH
592
OH
ST ST ST ST ST ST STM MH #2837 XXXXX
ST
ST ST ST ST ST ST ST ST ST ST ST ST ST ST
G
X X XX X
ST
SAN MH #2648
G
XXXX
598 STREET
ST
ST
XXXX
G
STM MH #4616 STM MH #2842
ST
SS
XXX
ST
OH
SS
ST
ST
ST FFE=597.70 + XXX 593
XXX
G
XXX
G G SAN MH #2659 XXX 594
ST
XXX STM MH #15737
ST
595
OH
ST
594 OH OH OH OH OH OH OH OH OH XXX
SS
XXX
G
+ STM MH #2782 XXX
G
ST
XXX
ST
OH
STM MH #4617 598 XX
ST
FFE=598.08
SS
DIVISION
STM MH #2424 XX
OH
XX
XX
ST
STM MH #15736 ST
ST
OH
XX ST
REGISTRATION SEAL
G
XX
SS
G
XXXXXXXXX 596 REMOVE EX. CONCRETE
XXXXXXXX
ST
XXXXXXXXX RETAINING WALLS (TYP.)
OH
XXXXXXXXX
ST
XXXXXXXXX
SS
SAWCUT & REMOVE XXXXXXXX
OH
G
A XXXXXXXX
X X X X X X59X7X
ST
EX. CONCRETE CURB (TYP.)
OH
XXXXXXXX
ST
G
LINE TABLE XXXXXXX
SS
XXXXX
XXXXX
ST
XXXXX
OH
598
ST
G
SS
LINE BEARING LENGTH
ST
SAN MH #2694 599
OH
G
ST
L1 S09°23'07"W 9.68' SAWCUT & REMOVE
G
OH
599
SS
EX. CONCRETE SIDEWALK 599
ST
OH
ST
C
L2 S83°24'04"E 13.72' ST
XXXXXXXXXXXXXXXX
SS
600
G
XXXXXXXXXXXX
XXXXXXXXXXXXXXXX
OH
G
ST
STM LB #2445 0 XXXXXXXXXXXXXXXX
L3 N00°30'20"E 9.53' 60 X X X X X X X X X X X X X 600
XXXXXXXXXXXXXXXX
OH
STM CB #2710 601 XX XXXXXXXXXXXXXXX
SS
XXXXXXXX
OH
ST
C
L4 S82°30'04"E 8.71' STM MH #2761 601
602
G
G
REMOVE EX. CONCRETE
SS
SAWCUT & REMOVE 602
OH
SAWCUT & REMOVE STM CB #2886
ST
L5 S00°30'20"W 24.63'
OH
RETAINING WALLS (TYP.)
EX. CONCRETE (TYP.)
OH
EX. CONCRETE RAMPS
OH
SS
OH
603
C
G
OH
ST
L6 S88°25'41"E 8.72' OH
603
OH
G
XXX XXXX
XXXXXX
SS
ST
X XXXXXX
OH
L7 S01°34'19"W 0.30'
G
OH
OH
OH
STM MH #6131
SS
OH
604
4
60
L8 S88°25'41"E 0.40' XX XX XX X OH
605
G
+ + SAN MH #15002
ST
OH
OH
OH
FFE=597.73 FFE=597.71
SS
OH OH OH
G
OH OH OH OH OH OH OH OH OH OH OH OH
L9 S00°42'58"W 29.45' 606
OH
ST
OH
OH
SS
L10 N88°25'41"W 8.43'
G
ST
SS
L11 S88°38'32"E 12.93'
OH
ST
G
OH SS
L12 S02°11'01"W 21.28' SAWCUT & REMOVE
ST
EX. CONCRETE (TYP.)
SS
L13 N87°48'59"W 28.01' FFE=609.68
G
+
OH
ST
OH SS
ST
G
SS
ST
OH SS
G
ST
ST ST ST
OH
SS
G
ST
SS
OH
G
CIVIL DEMOLITION NOTES: STM MH #15003
ST
OH
1. THE BOUNDARY AND TOPOGRAPHIC SURVEY WAS COMPLETED BY ANOTHER FIRM AND PROVIDED
TO HEI BY THE CLIENT. HEI IS NOT RESPONSIBLE FOR THE ACCURACY OF THE SURVEY G G G G G G G G G G G G G G G G G G G
G G
INFORMATION OR ANY DESIGN DISCREPANCIES RESULTING FROM THE PROVIDED SURVEY
INFORMATION.
OH
2. SEE BOUNDARY AND TOPOGRAPHIC SURVEY SHEET FOR PROPERTY, EASEMENT, BENCHMARK, ETC.
INFORMATION.
OH
3. LOCATION OF UNDERGROUND UTILITIES HAVE BEEN SHOWN BASED ON SURFACE EVIDENCE AND
RECORD INFORMATION AVAILABLE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY UTILITY
LOCATIONS PRIOR TO CONSTRUCTION.
4. DURING CONSTRUCTION, CONTRACTOR SHALL PROTECT ALL EXISTING AND NEW CONSTRUCTION
FROM DAMAGE, SHOULD ANY DAMAGE OCCUR, CONTRACTOR SHALL MAKE ALL NECESSARY
REPAIRS AT NO COST TO THE OWNER. THE PAVED ROADWAY SHALL BE SWEPT CLEAN AS NEEDED,
BUT AT LEAST ONCE A WEEK. A 06/24/24 DOC REL 09 - ADDENDUM A
5. CONTRACTOR SHALL PROVIDE BARRIERS, AS NECESSARY, TO PREVENT PEDESTRIAN AND 06/03/24 DOC REL 07 - IFB
VEHICULAR TRAFFIC FROM ENTERING THE CONSTRUCTION SITE. 04/22/24 DOC REL 05 - 85% CD
6. CALL MISS DIG AT LEAST THREE (3) WORKING DAYS PRIOR TO STARTING ANY EXCAVATION. 03/11/24 DOC REL 04 - 50% CD
7. REMOVAL ITEMS ARE SHOWN BASED ON BEST AVAILABLE INFORMATION AND ARE SHOWN 02/09/24 DOC REL 03 - PRICING
SCHEMATICALLY. THE CONTRACTOR SHALL VISIT THE SITE PRIOR TO VERIFY THE EXTENT OF WORK 01/22/24 DOC REL 02 - DD
REQUIRED.
REV DATE DOC REL ## - DESCRIPTION
8. REMOVE ALL STRUCTURES, CONCRETE CURB, CONCRETE PAVING, ASPHALT PAVING, TREES,
STUMPS, UTILITIES, AND OTHER EXISTING SITE FEATURES WITHIN THE LIMITS OF DEMOLITION. ALL
DEMOLITION MATERIALS SHALL BE REMOVED FROM THE SITE UNLESS OTHERWISE NOTED AND
DISPOSED OF IN A MANNER ACCEPTABLE TO THE LOCAL AUTHORITY HAVING JURISDICTION.
PROJECT # 2300029
9. ALL UTILITY LINES SHOWN “X” OUT SHALL BE PHYSICALLY REMOVED ALONG WITH STRUCTURES AND
APPURTENANCES. CONTRACTOR SHALL CONFIRM UTILITY LINES REMOVED WILL NOT IMPACT PROJECT MANAGER M. VANWIENEN
UTILITIES TO REMAIN.
DESIGNED BY Designer
10. ALL REMOVALS OF PAVEMENT, CONCRETE, CURB AND GUTTER, ETC. SHALL BE PERFORMED TO
THE NEXT JOINT BEYOND THE LIMITS OF REMOVAL. ALL REMOVALS SHALL BE PERFORMED BY DRAWN BY Author
SAWCUTTING.
11. PROTECT ALL TREES AND SHRUBS NOT SCHEDULED FOR REMOVAL. DO NOT OPERATE QUALCHECK Checker
EQUIPMENT, STORE, STOCKPILE, OR PARK WITHIN DRIP LINE. HOLD NECESSARY DISTURBANCE TO SHEET TITLE
A MINIMUM.
12. ALL TREE STUMPS SHALL BE REMOVED TO BELOW GRADE BY EITHER GRINDING OR COMPLETE
REMOVAL IN ALL CASES NO WOODCHIPS AND/OR STUMPS SHALL BE LEFT IN PLACE. SITE CIVIL
13. IT IS THE CONTRACTOR'S RESPONSIBILITY TO COORDINATE ALL UTILITIES REMOVALS WITH
DEMOLITION
GHAFARI ASSOCIATES © 2023
PROPERTY OWNER AND UTILITY PROVIDER. Project Manager
14. ALL WORK IN ROAD RIGHTS OF WAY SHALL BE COMPLETED IN ACCORDANCE WITH MDOT, RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
MUSKEGON COUNTY ROAD COMMISSION, AND CITY OF MUSKEGON. and all claims, including PLAN
15. SEE OTHER SHEETS IN PLAN SET FOR MORE INFORMATION. but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
CD-101
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
PHASE 1 - 350 APARTMENTS & 1 RETAIL & 1 RESTAURANT
350 APARTMENTS @ 1 SPACE PER APT. = 350 SPACES REQ.
* PLUS 10% EXTRA FOR GUESTS = 35 SPACES REQ.
4,253 SQFT RETAIL @ 3 SPACES PER 1,000 SQFT = 13 SPACES REQ.
124 PERSON REST. @ 1 SPACE PER 2 PERSONS = 62 SPACES REQ. Parkland Properties
PHASE 1 = 470 SPACES REQUIRED 75 W Walton Ave., Suite A,
Muskegon, MI 49440
457 SPACES SHOWN W/ 11 BARRIER FREE SPACES 231-722-7001
PLUS 50 ON-STREET PARKING SPACES ADJACENT TO STREETS https://parklandmi.com/
PHASE 2 - 100 APARTMENTS & 70 CONDOS & 33 TOWNHOUSE UNITS
100 APARTMENTS @ 1 SPACE PER APT. = 100 SPACES REQ.
70 CONDOS @ 2 SPACES PER CONDO = 140 SPACES REQ.
* PLUS 10% EXTRA FOR GUESTS = 24 SPACES REQ.
PHASE 2 = 264 SPACES REQUIRED 0' 30' 60' 120'
133 SPACES SHOWN W/ 7 BARRIER FREE SPACES (OPEN AIR) SCALE 1" =60'
112 SPACES SHOWN (COVERED)
PLUS: 246 TOTAL SPACES SHOWN 37 OTTAWA NW
SUITE 700
33 TOWNHOUSE UNITS TOTAL GRAND RAPIDS, MI 49503-2900 USA
2 SPACES PER GARAGE ( 2 x 33 = 66 SPACES) TEL +1.616.771.0909
www.ghafari.com
2 SPACES PER DRIVEWAY AREA ( 2 x 33 = 66 SPACES)
FUTURE 132 SPACES TOTAL
W. WESTERN AVENUE
ROAD DIET
PHASE
II
OH OH OH PHASE
OH
I
EX. 10" C.I. WM
OH OH
SS SS SS SS
EX. 36" FORCE
SS
MAINSS SS SS
OH
EX. 6" C.I. WM OSS
H SS SS SS
OH
ST
EX
OH
M
OH
OH
ST
.1 OH
0"
W. WESTERN AVENUE
.1 T
0"
OH
G
EX S
ST
M
OH
FUTURE
SS
ST
OH
OH EX. 12" C.I. WM SS
W. WESTERN AVENUE
OH
OH
OH
OH
TM
EX. 10" S OH
ST
OH
OH
OH OH OH OH OH OH OH
SS ROAD DIET
OH OH OH OH OH OH
CONSULTANT INFORMATION
EX. ST
OH OH
SS
OH G G G OH
G G
G
G G
G G G G G
G OH
OH
OH
12" S
OH
OH SS
OH
T
OH
OH
BUILDING 7.2' SOUTH
M
12" SS
W. WEST
OH
12"
SS
OH
OF PROPERTY LINE TM
ERN AVE
OH
" ST
SS
PROPOSED OH
. 12
MAIN
OH S
EX
GOH
NUE
OH
G
TOWNHOUSE
SS
PROPOSED
OH
EX
ST
ST
ST
OH
SS
ST
EX. 24" SAN.
36" FORCE
.1
OH
M
OH
2"
(12 UNITS)
SS
TOWNHOUSE PROPOSED .I. W
OH
SS
ST
OH
+ "C TM
. 12
M
ST
OH
EX "S
EX. 12" C.I. WM
(8 UNITS) TOWNHOUSE
OH
OH ST
12
SS
A 204.3' OH .
ST
EX. 12" C.I. EX
SS
ST
EX.
OH
OH WM
(2 UNITS)
SS
OH
SS
G
20'
ST
OH
21.5' OH STM
FENCE 0.6' SOUTH OH . 12"
OH
EX
ST
ST
21.5' OH
SS
OF PROPERTY LINE OH
ST
+ OH
SS
ST
OH
12
OH
EX. 12" STM
OH
"
OH
SS
EX. 36" STM
CB X
24'
20'
BUILDING 8.0' SOUTH OF PROPERTY LINE
SS
9.5'
OH
ST
SS
ST
SS
ST
OH
20'
A
SS
FENCE 1.6' SOUTH OF PROPERTY
15 LINE
G
12
SS
"S
STTM 28 28
TM
15
14 9' 10 20'
SS
20'
OH
FENCE 0.3' WEST OF PROPERTY LINE
"S
ST
SS
'
FRANKLIN STREET 12
ST
SS
OH
PROPOSED
SS
EX. 24" SAN.
SS
TOWNHOUSE 18' 20'
ST
EX. 12" SAN.
SS
OH
EX.ST6" C.I. WM ST
10'
SS
166.7'
(2 UNITS)
SS ST
SS
G
OH
114.4'
SS
9.5'
6
ST
ST
12' DIAMETER SMOKE STACK
9'
SS
SS
3 + 5
OH
EX. 30" SAN.
18'
SS ST
SS
SS SS SS SS SS SS SS SS
OH
SS SS SS SS SS SS SS SS SS
EX. 15" SAN.
SS
59.8'
SS
20' 6
ST
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
EX. 30" SAN. EX. 30" SAN. EX. 15" SAN.
FUTURE
SS SS
ST
. SS 4
AN
SS
OH
ST
"S
G
EX. 12" C.I. WM
5 ST
COURTYARD
SS
SS ST
.1
OH
GRAVEL
SS
ST
EX PROPOSED
ST
ST
SS
ST
TOWNHOUSE
EX. 12" STM
ST
SS
OH
40.9'
ST
STSMT EXISTING
9'
21.5'
ST
"
9.5'
8
SS
OH
EX. (2 UNITS)
SS
ST
SS
9'
ST
BUILDING
SS
ST
9.5'
ST
G
G
SS
OH
ST
EX. 15" SAN.
ST + +
ST
SS
SS
20'
ST
SS
ST
EX. 30" STM
SS
16
ROOF OVER
EX. 12" STM
OH
100.7'
FENCE 0.9' NORTH OF PROPERTY LINE
SS
OH
ST
FENCE 1.0' NORTH OF PROPERTY LINE
ST
EX. 30" STM
SS
ST
ST
SS
ST
G
SS
G OH
20'
OH
EX. 12" STM
SS
ST
21.5'
ST
18'
SS
9'
ST SS
ST 7 12 14
ST
SS
ST
+ 9.5'
OH
OH
20'
EX. 12" C.I. WM
ST
PROPOSED 41.0'
79.7'
ST
SS
20'
ST SS
REGISTRATION SEAL
G
ST
ST
16
SS
SS
ST
G
TOWNHOUSE
OH
+
OH
(11 UNITS)
39.8'
ST
BUILDING 1.3' NORTH OF PROPERTY LINE
SS
ST SS
0.2'
ST
ST
14
SS
SS
ST
1.1'
EX. 12" STM
185.2' 15 PROPOSED
6.5'
OH
250.2' 95.5'
OH
FENCED DOG
9'
18'
G
ST
SS
20'
G G G G G G G G G G G
ST
G G G
G
SS G
9.5'
ST
16
ST
SS
.
ST
AN
EX. 6" SSS
SS
PARK AREA
ST
EX. 10" SAN. BUILDING ABOVE
STREET
SS
SS
18'
OH
EX. 24" STM EX. 30" STM EX. 30"STSTM STSTM
EX. 30" (30'x80')
EX. 12" STM
FENCE 0.1' EAST OF PROPERTY LINE
ST
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
G
ST ST ST ST ST
ST
100.7'
STM
EX
MICHIGAN AVENUE
SS
OH
ST
EX. 36" FORCE MAIN .1
ST
G
SS SS
ST
2"
G
ESTX. 12"
ST ST TM
EX. 12"
ST
ST
EX. 8" C.I. WM
SS
EX. 12" C.I. WM M S 10 SPACES 3.7'
ST
40.2'
2"
OH
G
+
.1
G
18'
ST
G EX 6.7'
STMST
OH
ST
BUILDING ABOVE
18.7'
9'
SS
OH OH OH OH OH OH
7 SPACES
ST
SS
OH
182.9' +
G
EX. 12" STM ST
OH
ST
78.8'
G
24 24 24 24 24 12
EX. 24" SAN.
OH
11 ST
ST
SS
ST
DIVISION
OH
SS
OH
G
OH
7 SPACES 2 SPACES
ST
SS
ST
0.2'
FOR VENDOR USE:
9'
0.7'
LINE TABLE
OH
2 SPACES
HENRY STREET
G
7 SPACES 0.7' 18'
OUTDOOR
ST
SS
G
227.1'
25.6'
ST
DISCLAIMER FOR USE OF CAD FILES: LINE BEARING LENGTH
COURTYARD
OH
Although every effort has been made to draw the information contained in 0.7' 18'
L1 S09°23'07"W 9.68' 36.2'
0.7'
ST
our CAD generated files as accurate as possible, NEDERVELD
ST
OH
0.2'
SS
G
G
L2 S83°24'04"E 13.72'
OH
does not guarantee absolute accuracy. At times information is
HUDSON STREET
7 SPACES 2 SPACES
18'
C
9'
EXISTING
EX. 12" C.I. WM
drawn schematically to best show the desired information. It is L3 N00°30'20"E 9.53'
ST
9'
9'
also possible that through the use of translators that some BUILDING
SS
2 SPACES
78.9'
7 SPACES
OH
9'
11
EX. 8" C.I. WM
L4 S82°30'04"E 8.71'
information could be lost or missing. Therefore use of these files
G
24 24 24 24 24
ST
G
OH
for generating fabrication drawings or for any other purpose is up L5 S00°30'20"W 24.63'
SS
OH
OH
C
to the user to determine the accuracy and strictly at the USER's
OH
L6 S88°25'41"E 8.72' OH
ST
15
RISK. All digital information shall be verified against dimensions
G
SS
shown, field conditions, BULLETINS, ADDENDUMS or notes to verify L7 S01°34'19"W 0.30' OH FENCE CORNER 4.1' NORTH OF PROPERTY LINE 9'
OH
18'
OH
12 FENCE 2.8' NORTH OF PROPERTY LINE 13 10
G
accuracy of the information contained in the CAD files is current. 22.1' OH
L8 S88°25'41"E 0.40' +
SS
159.9'+ OH
ST
G
OH OH OH OH OH
OH
OH OH OH OH OH
Any unauthorized modification or reuse of the materials shall be at L9 S00°42'58"W 29.45'
OH
OH
SS
USER's sole risk, and USER agrees to defend, indemnify, and hold
ST
L10 N88°25'41"W 8.43'
NEDERVELD harmless, from all claims, injuries, damages,
80.0'
G
losses, expenses, and attorneys fees arising out of the unauthorized L11 S88°38'32"E 12.93'
SS
ST
modification or use of these materials. L12 S02°11'01"W 21.28'
OH
OH
SS
ST
L13 N87°48'59"W 28.01'
G
199.1'
Drawings are Copyrighted. +
9 SPACES
8 SPACES
21.8'
EX. 24" SAN.
SS
ST
7 SPACES
OH
G
21 SPACES
SS
78.0'
ST
ST ST
OH
SS
ST
18 SPACES
G
1.5' 63.6'
1.9'
ST
G G G G G G G G G G G G G
G
OH
OH
BUILDING 1.1' NORTH OF PROPERTY LINE
WASHINGTON AVENUE
A 06/24/24 DOC REL 09 - ADDENDUM A
06/03/24 DOC REL 07 - IFB
04/22/24 DOC REL 05 - 85% CD
03/11/24 DOC REL 04 - 50% CD
02/09/24 DOC REL 03 - PRICING
01/22/24 DOC REL 02 - DD
REV DATE DOC REL ## - DESCRIPTION
PROJECT # 2300029
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
OVERALL
SITE LAYOUT
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including PLAN
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-100
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
OH
STM MH #12512 PROPOSED DECORATIVE FENCE
SEE DET A2 SHT C-501
OH
SAN MH #1537
SS PROPOSED 8' WIDE
CONCRETE PATIO A
OH
SS
SEE DET B4 SHT C-501
SS
PROP. 4" CONC. INTEGRAL Parkland Properties
OH
SS
CURB & SIDEWALK 75 W Walton Ave., Suite A,
SS
SEE DET B5 SHT C-501 Muskegon, MI 49440
OH
OH
SS
OH
OH
OH
STM CB #1482
G
OH
OH
231-722-7001
SS
OH ST
SS
OH
OH ST
OH
ST
0' 20' 40' 80' https://parklandmi.com/
ST
SS
W. WEST
OH
OH
30' OH
ST ST
SS
ERN AVE
OH
OH
SS
OH
NUE
OH
SCALE 1" =40'
G
8'
OH
ST
SS
OH
PROPOSED OH
ST
ST
OH
G
SS
OH
TOWNHOUSE
SS
OH
OH ST
OH ST
(2 UNITS) A OH
SS
ST
8'
OH
OH
SS
OH ST
OH
SS
OH
ST
PROPOSED
ST
OH
OH OH
EX. FDC OH
SS
ST
ST
OH
FFE=595.00 LOCATION OH OH
OH
8' OH OH OH STM MH #1526
SS
OH OH
PROP. ADA RAMP
ST
10'
SS
SS
ST
20'
SEE DET C2 SHT C-501
9.5'
SS
PROPOSED DECORATIVE SECURITY GATE
SS
OH
PROPOSED CONCRETE
ST
SS
SANMH #1537
20'
WITH CARD ACCESS
SS
ST
SEE DET B4 SHT C-501 15
20'
SS
SAN MH #1536
SS
OH
24'
ST
SS
10
SS
ST
24'
'
STM MH #15005
37 OTTAWA NW
54'
SS
5'
SUITE 700
SS
OH
5'
ST
14'
SS
PROPOSED 20' GRAND RAPIDS, MI 49503-2900 USA
SS
ST
24'
FFE=595.00 TEL +1.616.771.0909
SS
SS
10'
31'
OH
ST
ST
SS
www.ghafari.com
SS
ST
9.5'
6
10'
SS
SS
OH
PROP. 6" THICK CONC.
ST
ST
PROPOSED GREASE TRAP
SS
5
SS
ST
'
24
SEE PLUMBING PLANS DRIVEWAY APRON
SS
SS
6 SEE DET B3 SHT C-501
OH
ST
ST
SS SS SS SS SS SS
SS
SS
ST
FUTURE PROPOSED 4
24'
5'
SS
COURTYARD FFE=595.80
OH
73' PROPOSED ASPHALT PARKING LOT
ST
ST
ST
ST
SS
SS
ST
SEE DET B1 SHT C-501
30'
37'
SS
OH
ST
ST
ST
PATIO PROP. 24" CONC. CURB & GUTTER (TYP.)
SS
SS
ST
SEE DET C1 SHT C-501 PROPOSED 6" CONCRETE
9.5'
SS
OH
ST
ST
SEE DET B3 SHT C-501
ST
SS
G
SS
ST
PROP. 4" CONC. INTEGRAL 9.5' PROPOSED DUMPSTER PROP. 2 FT HIGH
SS
CURB & SIDEWALK ENCLOSURE AREA
7'
ST
SAN MH #2035
ST
405 LF RETAINING WALL
ST
CONSULTANT INFORMATION
SS
SEE DET B5 SHT C-501
SS
ST
(4 DUMPSTER'S) SEE DET D4 SHT C-501
20'
OH
16 10'
SS
SEE DET A1 SHT C-501
G
ST
ST
ST
PROP. ADA RAMP
SS
SS
ST
SEE DET C2 SHT C-501
OH
24'
ST
24'
ST
ST
SS
SS
ST
OH
G
5'
ST
ST
ST
PROP. BARRIER FREE PARKING SIGN (TYP.)
SS
18'
9'
SS
ST
ST 7 12 14
PROPOSED SEE DET C3 SHT C-501 48'
OH
9.5' STM CB #2136 STM CB #1962
FFE=595.80
ST
ST
STM MH #2026
SS
20'
ST
ST
SAN MH #2141 PROPOSED ASPHALT PARKING LOT
G
ST
24'
SS
24'
OH
24'
PROPOSED
20'
20'
PROPOSD DUBBED SEE DET B1 SHT C-501
ST
16
ST
RELOCATE CURB OF FFE=595.80
SS
ST
DOWN CONCRETE FOR
ST
FOR OVERHEAD DOOR
SS
OH
EX. FDC DUMPSTER REMOVAL PROP. DUB DOWN
ST
EX. FDC
ST
LOCATION PROPOSED FOR SIDEWALK CROSSING
G
24'
SS
ST
SAN MH #4615 LOCATION FFE=597.71
ST
14
SS
DETECTABLE WARNING STRIP
OH
12
15
SEE DET D5 SHT C-501
ST
ST
PROPOSED
SS
ST
ST
9'
18'
SS
OH
G FENCED DOG
20'
G G G G G
9.5' 16
ST
G
PROP. 24" CONC. CURB & GUTTER (TYP.)
STST
PROPOSED PARK AREA 24'
ST
ST
(30'x80') SEE DET C1 SHT C-501
SS
FFE=597.71
5'
18'
ST
SS
G
ST
OH
OH
ST ST ST ST
STM MH #2837 PROP. BARRIER FREE PARKING SIGN (TYP.)
ST
SAN MH #2648
SEE DET C3 SHT C-501
DIVISION STREET
PROP. 4" CONC. INTEGRAL
ST
G
STM MH #2842
10'
STM MH #4616
ST
SS
ST
OH
SS
ST
CURB & SIDEWALK
G
SEE DET B5 SHT C-501 PROPOSED 6" CONCRETE 18'
SAN MH #2659
ST
SEE DET B3 SHT C-501 STM MH #15737
ST
OH
ST
PROPOSED 10' WIDE
9'
OH OH OH OH OH
SS
CONCRETE PATIO
G
STM MH #2782
24' 24'
G
PROPOSED
ST
SEE DET B4 SHT C-501
ST
OH
STM MH #4617 ST
FFE=597.71
SS
STM MH #2424
OH
PROPOSED DECORATIVE FENCE 13'
ST
24 24 24 24 24 12 STM MH #15736 ST
ST
OH
11 ST
SEE DET A2 SHT C-501
G
SS
ST
G
ST
PROP. 24" CONCRETE GUTTER
ST
OH
SEE DET B6 SHT C-501 PROPOSED LOADING REGISTRATION SEAL
ST
PROPOSED 3' GATE
SS
ZONE AREA
OH
24' 24'
G
1-EACH PER PATIO STM MH #15004
ST
OH
124'
ST
10'
9'
G
SS
PROPOSED (2) CONCRETE
18'
ST
OH
PICKLE BALL COURTS
ST
G
OUTDOOR
SS
SEE DET B3 SHT C-501
COURTYARD PROP. 24" CONC. CURB & GUTTER (TYP.)
ST
SAN MH #2694
OH
18'
G
SEE DET C1 SHT C-501
ST
PROP. 24" CONC. CURB & GUTTER
G
OH
SS
ST
OH
SEE DET C1 SHT C-501
ST
C
ST 24'
PROPOSED 8' TALL FENCE 18'
SS
9'
G
OH
SEE DET A2 SHT C-501
G
ST
STM LB #2445
PROPOSED
9'
9'
OH
FFE=597.71 STM CB #2710
SS
OH
9'
30' 11
ST
C
PROPOSED STM MH #2761
G
24 24 24 24 24
G
10' WIDE x 3.5' HIGH
SS
OH
STM CB #2886
ST
WINDOW WELL OH
OH
20'
SEE DET D4 SHT C-501
OH
SS
OH
PROPOSED ASPHALT PARKING LOT
C
G
OH
ST
24'
OH SEE DET B1 SHT C-501 15
OH
G
SS
10'
ST
OH
9'
G
OH
OH
OH
18'
12 13 10 STM MH #6131
SS
OH
OH
G
SAN MH #15002
ST
OH
OH
OH
SS
OH OH OH
G
OH OH OH OH OH OH OH OH OH OH OH OH
OH
ST
OH
OH
PROPOSED
SS ELECTRIC VEHICLE PROPOSED
LIGHT POLE (TYP)
G
PROPOSED CHARGING STATION (TYP)
ST
SS
FFE=597.71
PROP. 6" THICK CONC.
OH
ST
DRIVEWAY APRON
G
SS
PROP. DUB DOWN
OH
SEE DET B3 SHT C-501 LAYOUT & UTILITY NOTES:
FOR SIDEWALK CROSSING
ST
1. THE BOUNDARY AND TOPOGRAPHIC SURVEY WAS COMPLETED BY ANOTHER FIRM AND PROVIDED
DETECTABLE WARNING STRIP (TYP.)
SS
TO HEI BY THE CLIENT. HEI IS NOT RESPONSIBLE FOR THE ACCURACY OF THE SURVEY
SEE DET D5 SHT C-501
G
INFORMATION OR ANY DESIGN DISCREPANCIES RESULTING FROM THE PROVIDED SURVEY
OH
ST
INFORMATION.
OH SS
2. SITE DESIGN WAS DEVELOPED IN ACCORDANCE WITH THE INFORMATION CONTAINED IN THE
ST
GEOTECHNICAL REPORT AND SOIL BORINGS COMPLETED FOR THE PROJECT. CONTRACTOR SHALL
G
SS
ACQUIRE A COPY OF THE GEOTECHNICAL REPORT AND SOIL BORING INFORMATION. SOIL
CONDITIONS MAY VARY FROM THE GEOTECHNICAL INFORMATION, WHICH MAY AFFECT THE SITE
ST
DESIGN, EARTHWORK QUANTITIES, USABLE SOILS, AND SOIL EROSION AND SEDIMENTATION
OH SS
CONTROL PRACTICES. CONTRACTOR SHALL NOTIFY DESIGN ENGINEER AND GEOTECHNICAL
G
ENGINEER IF SITE CONDITIONS VARY FROM SOILS INFORMATION CONTAINED IN THE GEOTECHNICAL
INFORMATION.
3. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ALL NECESSARY PERMITS AND
APPROVALS HAVE BEEN ACQUIRED PRIOR TO CONSTRUCTION.
4. CALL MISS DIG AT LEAST THREE (3) WORKING DAYS PRIOR TO STARTING ANY EXCAVATION.
5. CONTRACTOR SHALL CONTACT ENGINEER IF ANY DISCREPANCIES ARE DETERMINED BETWEEN SITE
LAYOUT DIMENSIONS AND ACTUAL SITE CONDITIONS.
6. COORDINATE ALL UTILITY CONSTRUCTION WITH UTILITY PROVIDER, AS REQUIRED.
7. CONTRACTOR SHALL VERIFY THAT THERE ARE NO UTILITY CONFLICTS PRIOR TO CONSTRUCTION.
8. ALL SANITARY SEWER WORK SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT
EDITION OF THE CITY OF MUSKEGON STANDARDS & SPECIFICATIONS.
9. ALL WATERMAIN, WATER SERVICES, AND FIRE PROTECTION LINES SHALL BE INSTALLED IN
ACCORDANCE WITH THE CURRENT EDITION OF THE CITY OF MUSKEGON STANDARDS &
SPECIFICATIONS.
10. ALL WORK WITHIN THE PUBLIC ROAD RIGHT-OF-WAY WILL REQUIRE A PERMIT AND OR APPROVAL
FROM THE CITY OF MUSKEGON AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT
EDITION OF THEIR STANDARDS & SPECIFICATIONS.
11. COORDINATE ALL SIGNAGE REMOVAL AND RELOCATION WITHIN THE RIGHT-OF-WAY WITH CITY OF
MUSKEGON.
12. SITE CONTRACTOR RESPONSIBLE TO CONNECT EXISTING AND PROPOSED BUILDING TO WATER
SERVICE AND SANITARY SEWER LATERAL, REFER TO PLUMBING PLANS FOR CONNECTION LOCATION A 06/24/24 DOC REL 09 - ADDENDUM A
AND DETAILS. 06/03/24 DOC REL 07 - IFB
13. REFER TO ARCHITECTURAL DRAWINGS FOR BUILDING DIMENSIONS. BUILDING SHALL BE STAKED 04/22/24 DOC REL 05 - 85% CD
BASED ON FOUNDATION PLAN. CONTRACTOR SHALL NOTIFY ENGINEER IF THERE ARE
DISCREPANCIES BETWEEN THE BUILDING AND SITE DRAWINGS.
03/11/24 DOC REL 04 - 50% CD
02/09/24 DOC REL 03 - PRICING
14. ONSITE LIGHTING SHALL DIRECTED DOWNWARD AND AWAY FROM ADJACENT PROPERTIES AS
REQUIRED PER THE CITY OF MUSKEGON ZONING ORDINANCE. 01/22/24 DOC REL 02 - DD
15. SITE SIGNAGE SHALL MEET THE STANDARDS AND REQUIREMENTS OF THE CITY OF MUSKEGON REV DATE DOC REL ## - DESCRIPTION
ZONING ORDINANCE. A SIGN PERMIT SHALL BE ACQUIRED PRIOR TO CONSTRUCTION.
16. CONTRACTOR SHALL BE RESPONSIBLE TO MEETING THE STANDARDS AND REQUIREMENTS OF
THE LOCAL NOISE ORDINANCE FOR ALL CONSTRUCTION PRACTICES.
PROJECT # 2300029
17. SEE OTHER SHEETS IN PLAN SET FOR MORE INFORMATION.
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
PHASE 1
SITE LAYOUT
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including PLAN
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-101
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
Parkland Properties
75 W Walton Ave., Suite A,
Muskegon, MI 49440
231-722-7001
https://parklandmi.com/
LY
OH OH
OH OH
OH
OH
OH OH
OH
OH
SS SS SS SS SS SS SS SS SS SS SS SS SS SS
OH
SS SS SS SS 0' 20' 40' 80'
OH
OH
ST
OH
G
OH
STM MH #12512
ST
OH
SS
OH
OH
OH
SAN MH #1537
ST
OH
OH
SCALE 1" =40'
OH
OH
OH
ST
OH SS
37 OTTAWA NW
SS
OH
ST
G
OH
OH
ST OH
OH
SS SUITE 700
OH
OH
ST OH
OH
OH
SS
GRAND RAPIDS, MI 49503-2900 USA
SS
OH OH OH OH OH OH OH OH OH OH OH OH OH
OH OH OH OH OH OH OH OH OH OH OH
TEL +1.616.771.0909
ST
OH
G OH
OH
G G G G
G G G G G G G G G G G
G G G G
G G OH SS
ON
OH
OH
OH www.ghafari.com
8'
OH
SS
OH
OH SS
STM CB #3752
ST
OH
OH
OH
OH
SS
OH
OH
ST
ST OH
OH
8'
SS
OH
G
OH
OH
ST
SS
OH
STM MH #3846 PROPOSED OH
OH
OH
ST
SS
OH
SS
TOWNHOUSE 30'
PROPOSED
(12 UNITS)
ST
SS
8' TOWNHOUSE
OH
ST
SS
PROPOSED
G
SS
+
(8 UNITS) FFE=593.64
TOWNHOUSE
SS
ST
(2 UNITS)
OH
SS
ST
SS
STM CB #1482
20'
21.5'
SS
ST
PROPOSED
G
OH
SS
ST
SS
21.5' FFE=595.00
N
8'
SS
ST
CONSULTANT INFORMATION
OH
24'
24'
SS
ST
SS
20'
STM CB #3774
SS
ST
G
OH
SS
ST
SS
8'
8'
P - Passenger Car
SS
28 28
ST
15
ST
ST
24'
14
IO
9'
OH
20'
SS
ST
SS
24'
5'
G
SS
5'
5'
PROPOSED
OH
18'
SS
ST
SS
ST
TOWNHOUSE
STM MH #4336
24'
SS
5'
(2 UNITS) 24'
OH
SS
ST
SS
ST
G
SS
STM MH #4157 STM MH #3869
9'
3
OH
SS
ST
ST
SS
AT
18' 5'
SS
SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
SS SS SS
SS SS SS SS SS SS SS SS
20' SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS
24'
SS
SS
OH
SS
ST
SS SS SS
ST
SS
SS SS
G
STM MH #3879
SS
P - Passenger Car
ST COURTYARD
ST
ST
OH
SS
ST
SS
ST
SS
PROPOSEDST STM CB #4362
ST
ST
TOWNHOUSE
OH
G
SAN MH #4169
SS
ST
ST
9'
21.5'
SS
ST (2 UNITS)
SS
ST
ST
9'
OH
ST
24'
SS
ST
SS
SS
ST
RM
ST
ST
G
ST
OH
SS
ST
8'
SS
SS
ST
OH
ST
SS
ST
STM MH #4356
SS
SS
G
ST
OH
ST
SS
21.5'
ST
20'
SS
SS
7'
ST
OH
ST
SS
ST
PROPOSED
SS
G
SS
FFE=595.80 REGISTRATION SEAL
ST
OH
ST
SS
ST
ST
SS
PROPOSED
SS
FO
P - Passenger Car
ST
TOWNHOUSE
OH
ST
SS
ST
G
(11 UNITS)
SS
SS
EX. FDC
STM MH #4309 EX. FDC
ST
LOCATION
OH
ST
SS
ST
SAN MH #4615
3'
LOCATION
SS
12
SS
STM MH #8482 STM CB #8557
STM CB #3505
11'
SAN MH #4282
ST
24'
OH
24'
ST
24'
SS
G
ST
STM MH #8481
SS
G G SS G SS G G G G G G G G G G G G G G G G G G G G G
STST
SS
SS
SS
OH
ST
ST
SS SS SS
ST
SS
G
SS
OH
ST
ST ST ST ST ST ST
ST
ST ST
SS
ST
GOH
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
G
ST
IN
ST
G
ST
ST
SS SS SS
ST
ST
STM MH #4616
SS
ST
ST
ST
ST
OH
ST
G
ST
SS
G G
G
PROPOSED FENCE OH OH OH OH OH OH
OH
OH OH OH
ST
SS
G
ST
STM MH #4617
ST
OH
OH
OH
SS
G
R
OH
LAYOUT & UTILITY NOTES:
SS
OH
1. THE BOUNDARY AND TOPOGRAPHIC SURVEY WAS COMPLETED BY ANOTHER FIRM AND PROVIDED
OH
G
TO HEI BY THE CLIENT. HEI IS NOT RESPONSIBLE FOR THE ACCURACY OF THE SURVEY
INFORMATION OR ANY DESIGN DISCREPANCIES RESULTING FROM THE PROVIDED SURVEY
LINE TABLE INFORMATION.
FO
2. SITE DESIGN WAS DEVELOPED IN ACCORDANCE WITH THE INFORMATION CONTAINED IN THE
G
LINE BEARING LENGTH GEOTECHNICAL REPORT AND SOIL BORINGS COMPLETED FOR THE PROJECT. CONTRACTOR SHALL
ACQUIRE A COPY OF THE GEOTECHNICAL REPORT AND SOIL BORING INFORMATION. SOIL
CONDITIONS MAY VARY FROM THE GEOTECHNICAL INFORMATION, WHICH MAY AFFECT THE SITE
L1 S09°23'07"W 9.68' DESIGN, EARTHWORK QUANTITIES, USABLE SOILS, AND SOIL EROSION AND SEDIMENTATION
G
OH
CONTROL PRACTICES. CONTRACTOR SHALL NOTIFY DESIGN ENGINEER AND GEOTECHNICAL
ENGINEER IF SITE CONDITIONS VARY FROM SOILS INFORMATION CONTAINED IN THE GEOTECHNICAL
C
L2 S83°24'04"E 13.72' INFORMATION.
G
3. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ALL NECESSARY PERMITS AND
L3 N00°30'20"E 9.53' APPROVALS HAVE BEEN ACQUIRED PRIOR TO CONSTRUCTION.
OH
4. CALL MISS DIG AT LEAST THREE (3) WORKING DAYS PRIOR TO STARTING ANY EXCAVATION.
C
L4 S82°30'04"E 8.71' 5. CONTRACTOR SHALL CONTACT ENGINEER IF ANY DISCREPANCIES ARE DETERMINED BETWEEN SITE
G
LAYOUT DIMENSIONS AND ACTUAL SITE CONDITIONS.
L5 S00°30'20"W 24.63' 6. COORDINATE ALL UTILITY CONSTRUCTION WITH UTILITY PROVIDER, AS REQUIRED.
OH
7. CONTRACTOR SHALL VERIFY THAT THERE ARE NO UTILITY CONFLICTS PRIOR TO CONSTRUCTION.
C
G
L6 S88°25'41"E 8.72' 8. ALL SANITARY SEWER WORK SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT
EDITION OF THE CITY OF MUSKEGON STANDARDS & SPECIFICATIONS.
L7 S01°34'19"W 0.30' 9. ALL WATERMAIN, WATER SERVICES, AND FIRE PROTECTION LINES SHALL BE INSTALLED IN
G
ACCORDANCE WITH THE CURRENT EDITION OF THE CITY OF MUSKEGON STANDARDS &
SPECIFICATIONS.
L8 S88°25'41"E 0.40' + 10. ALL WORK WITHIN THE PUBLIC ROAD RIGHT-OF-WAY WILL REQUIRE A PERMIT AND OR APPROVAL
FFE=597.73
FROM THE CITY OF MUSKEGON AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT
G
L9 S00°42'58"W 29.45' EDITION OF THEIR STANDARDS & SPECIFICATIONS.
OH
11. COORDINATE ALL SIGNAGE REMOVAL AND RELOCATION WITHIN THE RIGHT-OF-WAY WITH CITY OF
MUSKEGON.
L10 N88°25'41"W 8.43'
G
12. SITE CONTRACTOR RESPONSIBLE TO CONNECT EXISTING AND PROPOSED BUILDING TO WATER
SERVICE AND SANITARY SEWER LATERAL, REFER TO PLUMBING PLANS FOR CONNECTION LOCATION
L11 S88°38'32"E 12.93' AND DETAILS.
OH
13. REFER TO ARCHITECTURAL DRAWINGS FOR BUILDING DIMENSIONS. BUILDING SHALL BE STAKED
G
L12 S02°11'01"W 21.28' BASED ON FOUNDATION PLAN. CONTRACTOR SHALL NOTIFY ENGINEER IF THERE ARE
DISCREPANCIES BETWEEN THE BUILDING AND SITE DRAWINGS.
14. ONSITE LIGHTING SHALL DIRECTED DOWNWARD AND AWAY FROM ADJACENT PROPERTIES AS
L13 N87°48'59"W 28.01'
G
REQUIRED PER THE CITY OF MUSKEGON ZONING ORDINANCE.
OH
15. SITE SIGNAGE SHALL MEET THE STANDARDS AND REQUIREMENTS OF THE CITY OF MUSKEGON
ZONING ORDINANCE. A SIGN PERMIT SHALL BE ACQUIRED PRIOR TO CONSTRUCTION.
16. CONTRACTOR SHALL BE RESPONSIBLE TO MEETING THE STANDARDS AND REQUIREMENTS OF
G
A 06/24/24 DOC REL 09 - ADDENDUM A
THE LOCAL NOISE ORDINANCE FOR ALL CONSTRUCTION PRACTICES.
06/03/24 DOC REL 07 - IFB
17. SEE OTHER SHEETS IN PLAN SET FOR MORE INFORMATION.
04/22/24 DOC REL 05 - 85% CD
G
03/11/24 DOC REL 04 - 50% CD
02/09/24 DOC REL 03 - PRICING
01/22/24 DOC REL 02 - DD
REV DATE DOC REL ## - DESCRIPTION
PROJECT # 2300029
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
PHASE 2
SITE LAYOUT
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including PLAN
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-102
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
TIE-IN TO EX. STM CB 12512
CORE (1) 8" HOLE @ ELEV = 588.10±
VERIFY INVERT & STRUCTURE
CONDITION PRIOR TO CONSTRUCTION
Parkland Properties
75 W Walton Ave., Suite A,
Muskegon, MI 49440
231-722-7001
https://parklandmi.com/
OH
STM MH #12512
OH
SS
OH
SS
SS
TIE-IN TO EX. STM CB 1482
OH
SS CORE (1) 15" HOLE @ ELEV = 585.53± 588
SS VERIFY INVERT & STRUCTURE
OH
OH CONDITION PRIOR TO CONSTRUCTION 588
SS
OH
OH
OH
STM CB #1482
G
OH
OH
SS
OH ST
SS
OH
OH ST
ST
OH
5
ST
SS
90
W. W
OH
OH
OH
EST ST ST 0' 20' 40' 80'
SS
ERN AVE
OH
OH
37 OTTAWA NW
SS
OH
589
NUE
OH
G
OH
SUITE 700
SS
ST
OH
PROPOSED + OH
ST
ST
OH
G SCALE 1" =40'
SS
TOWNHOUSE FFE=593.64 OH
GRAND RAPIDS, MI 49503-2900 USA
SS
OH
OH ST ST
(2 UNITS)
OH
OH TEL +1.616.771.0909
SS
ST
OH
OH
PROP. 65 LF 15" HDPE www.ghafari.com
SS
OH ST
OH
SS
OH
STM SEWEROH@ 2.0%
ST
PROPOSED
ST
OH OH
EX. FDC OH
SS
ST
ST
OH
FFE=595.00 LOCATION FFE=595.11 + OH OH
OH
8' OH OH OH STM MH #1526
SS
OH
593
4
3
594
OH
592
ST
59
59
591
SS
SS
ST
PROP. 8" INV = 590.18
59
PROP. 104 LF 8" RDL @ 2.0%
0
591
SS
SS
@ BUILDING
OH
PROP. 252 LF 8" RDL @ 2.0%
ST
591
SS
592
SS
ST
59
SS
0
SS
OH
ST
593
PROP. 8" INV = 593.04
SS
SS
ST
592
@ BUILDING STM MH #15005
SS
SS
PROP. 4' DIA CB 7
OH
ST
PROP. 54 LF 15" HDPE
SS
59
SS
PROPOSED
ST
STM SEWER @ 1.25% 2 591 RIM = 591.93
FFE=595.00
SS
15" INV NE = 586.83
SS
OH
ST
ST
SS
15" INV SE = 586.83
SS
ST
CONSULTANT INFORMATION
SS
GRADING & STORM SEWER NOTES:
SS
OH
ST
ST
SS
FFE=595.35 +
SS
ST
1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ALL NECESSARY PERMITS
PROP. 4' DIA CB 8 AND APPROVALS HAVE BEEN ACQUIRED PRIOR TO CONSTRUCTION.
SS
593
2
593 59
OH
ST
ST
SS SS SS SS SS SS
RIM = 591.75
594
SS
A 2. SITE DESIGN WAS DEVELOPED IN ACCORDANCE WITH THE INFORMATION CONTAINED IN
2
SS
ST
PROPOSED 592
59
FUTURE 15" INV NW = 587.51 THE GEOTECHNICAL REPORT AND SOIL BORINGS COMPLETED FOR THE PROJECT.
SS
COURTYARD FFE=595.80 PROP. 227 LF 8" RDL @ 1.2% 12" INV S = 587.71 CONTRACTOR SHALL ACQUIRE A COPY OF THE GEOTECHNICAL REPORT AND SOIL
OH
ST
ST
ST
ST
5 94
SS
BORING INFORMATION. SOIL CONDITIONS MAY VARY FROM THE GEOTECHNICAL
SS
ST
PROP. 8" INV = 591.91 8" INV W = 588.00 INFORMATION, WHICH MAY AFFECT THE SITE DESIGN, EARTHWORK QUANTITIES, USABLE
SS
@ BUILDING SOILS, AND SOIL EROSION AND SEDIMENTATION CONTROL PRACTICES. CONTRACTOR
OH
ST
ST
ST
59
SS
SHALL NOTIFY DESIGN ENGINEER AND GEOTECHNICAL ENGINEER IF SITE CONDITIONS
3
PROP. 27 LF 12" HDPE
SS
ST
593 VARY FROM SOILS INFORMATION CONTAINED IN THE GEOTECHNICAL INFORMATION.
STM SEWER @ 2.0%
SS
OH
ST
ST
3. CALL MISS DIG AT LEAST THREE (3) WORKING DAYS PRIOR TO STARTING ANY
ST
SS
G
SS
ST
EXCAVATION.
PROP. 2 FT HIGH
SS
+ 4. CONTRACTOR SHALL VERIFY THAT THERE ARE NO UTILITY CONFLICTS PRIOR TO
ST
+
ST
ST
405 LF RETAINING WALL
59
SS
FFE=595.36 CONSTRUCTION.
SS
ST
4
FFE=595.43
OH
PROP. 4' DIA CB 9 5. ALL WORK WITHIN THE RIGHT-OF-WAY WILL REQUIRE A PERMIT AND OR APPROVAL FROM
SS
G
CITY OF MUSKEGON AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT
ST
ST
ST
RIM = 592.25 PROP. 149 LF 12" HDPE
SS
SS
ST
EDITION OF THEIR STANDARDS & SPECIFICATIONS.
12" INV N = 588.25 STM SEWER @ 2.0% A
OH
595 594 6. STORM WATER MANAGEMENT SYSTEM AND GRADING SHALL BE IN ACCORDANCE WITH
12" INV S = 589.20
ST
ST
ST
THE CITY OF MUSKEGON STORM WATER ORDINANCE.
SS
5
59
SS
ST
8" INV W = 589.19
594
OH
G
7. SITE CONTRACTOR RESPONSIBLE TO CONNECT STORM / ROOF WATER TO STORM DRAIN
591
1
592
A
590
0
593
592
593
59 59PROP. 2' DIA CB 4 AS SHOWN. REFER TO PLUMBING PLANS FOR CONNECTION TO THE BUILDING AND
ST
ST
ST
PROP. 2' DIA CB 6 PROP. 2' DIA CB 2
SS
DETAILS.
SS
ST
ST
PROPOSED RIM = 594.54 RIM = 593.71 RIM = 593.68
OH
STM CB #2136 STM CB #1962 PROP. 4' DIA OUTLET 8. SITE SHALL BE GRADED WITH SMOOTH CONTOURS IN ALL AREAS OF DISTURBANCE AND
FFE=595.80 + 596 12" INV S = 591.79 12" INV S = 591.21 12" INV S = 591.05
ST
ST
FFE=595.43
STM MH #2026 GRADED TO SLOPE AWAY FROM THE EXISTING AND PROPOSED BUILDINGS AND
CONTROL STRUCTURE
SS
6
ST
ST
59
595
595
G
596 SIDEWALKS.
ST
SS
594
59
OH
595
PROPOSED 18" WIDE STONE PROPOSED RIM = 597.25
59
595
595
4
PROP. 4' DIA MH 2
596
59
4
PROP. 8" INV = 594.02 9. ALL STORM SEWER PIPING SHALL BE ADS N-12, HANCOR HI-Q OR APPROVED EQUIVALENT
4
ST
ST
"SPILLWAY" FOR ROOF OVERFLOW FFE=595.80 595 RIM = 596.40 TOP OF WEIR WALL = 592.00 POLYETHYLENE (PE) PLASTIC PIPE AND FITTINGS, UNLESS OTHERWISE NOTED. WHERE
SS
@ BUILDING
ST
ST
SS
24" INV E = 589.20
OH
FFE=596.15 + 12" INV N = 592.18 SPECIFIED IN THE PLANS, CONCRETE CLASS IV PIPE WITH RUBBER GASKETS IS
CORE CATCH BASIN EX. FDC REQUIRED.
ST
EX. FDC 24" INV W = 589.20
ST
FOR 8" STORM LOCATION PROPOSED 8" INV SE = 592.28
G
597
SS
ST
596
LOCATION FFE=597.71 10. SEE OTHER SHEETS IN PLAN SET FOR MORE INFORMATION.
ST
SS
596
OH
8" E INV = 593.42 12
1
595
59
595
7.6
ST
5
ST
596
59
PROP. 125 LF 12" HDPE
SS
A
ST
3
ST
7.6
SS
OH
G STM SEWER @ 0.5%
59
G G G G G
ST
G
SESC NOTES:
7.0 3T
2
STST
PROPOSED 597 PROP. 125 LF 12" HDPE PROP. 125 LF 12" HDPE
59 97.3 5
7.0
7.0
59 97.4
1B
596
ST
59 59
7.0 7T
ST
597
59
PROP. 60 LF 8" RDL @ 1.0% 596STM SEWER @ 1.0% STM
596 SEWER @ 1.0%
SS
FFE=597.71 6
5
5B
596 1. CONTRACTOR SHALL OBTAIN ALL STATE AND LOCAL PERMITS AS NECESSARY FOR REGISTRATION SEAL
597
ST
596
SS
G
5
CONSTRUCTION.
ST
OH
592
OH
ST ST ST
PROP. 70 LF 8" RDL @ 2.6% STM MH #2837 PROP. 75 LF 24" HDPE
ST
2. SITE DESIGN WAS DEVELOPED IN ACCORDANCE WITH THE INFORMATION CONTAINED IN
STM SEWER @ 4.0%
598 STREET
ST
THE GEOTECHNICAL REPORT AND SOIL BORINGS COMPLETED FOR THE PROJECT.
G
STM MH #4616 STM MH #2842
ST
PROP. 120 LF 12" HDPE PROP. 120 LF 15" HDPE
SS
ST
OH
SS
ST
A FFE=597.70 + 593 CONTRACTOR SHALL ACQUIRE A COPY OF THE GEOTECHNICAL REPORT AND SOIL
STM SEWER @ 1.0% STM SEWER @ 0.4%
G
PROP. 8" INV = 594.10 BORING INFORMATION. SOIL CONDITIONS MAY VARY FROM THE GEOTECHNICAL
597 597 597 597 594
597 INFORMATION, WHICH MAY AFFECT THE SITE DESIGN, EARTHWORK QUANTITIES, USABLE
597
ST
@ BUILDING STM MH #15737
ST
595
OH
ST
OH OH OH OH OH SOILS, AND SOIL EROSION AND SEDIMENTATION CONTROL PRACTICES. CONTRACTOR
SS
SHALL NOTIFY DESIGN ENGINEER AND GEOTECHNICAL ENGINEER IF SITE CONDITIONS
G
+ STM MH #2782
VARY FROM SOILS INFORMATION CONTAINED IN THE GEOTECHNICAL INFORMATION.
G
PROPOSED
ST
ST
OH
STM MH #4617 FFE=598.08
ST
598 3. CONTRACTOR IS RESPONSIBLE TO ACQUIRE THE CITY OF MUSKEGON SOIL EROSION AND
PROP. 129 LF 12" HDPE FFE=597.71
SS
DIVISION
STM MH #2424
OH
SEDIMENTATION CONTROL PERMIT AND THE NPDES NOTICE OF COVERAGE AND COMPLY
STM SEWER @ 0.4% 598 598
ST
TIE-IN TO EX. STM CB 2782 STM MH #15736 ST
WITH ALL PERMIT REQUIREMENTS AND WITH ALL STANDARDS AND REQUIREMENTS OF
ST
OH
PROP. 2' DIA STM YB 1 598 598 598 ST
G
THE AGENCIES HAVING JURISDICTION.
SS
ST
CORE (1) 12" HOLE @ ELEV = 592.60
G
RIM = 596.80 PROP. 80 LF 12" HDPE 598 596
4. BEST MANAGEMENT PRACTICES SHALL BE UTILIZED DURING AND AFTER CONSTRUCTION
VERIFY INVERT & STRUCTURE
ST
OH
12" INV E = 594.41 STM SEWER @ 1.0% FOR TEMPORARY AND PERMANENT SOIL EROSION AND SEDIMENTATION CONTROL
ST
CONDITION PRIOR TO CONSTRUCTION
SS
MEASURES.
OH
G
597
ST
5. CONTRACTOR SHALL PROVIDE A CERTIFIED STORM WATER OPERATOR FROM
OH
PROP. 58 LF 12" HDPE 599
ST
G
CONSTRUCTION COMMENCEMENT THROUGH FINAL SITE STABILIZATION.
599 599 599
SS
STM SEWER @ 0.5% 599 599 6. THE TEMPORARY SOIL EROSION CONTROL MEASURES SHALL BE INSPECTED AND
ST
PROP. 4' DIA STM CB 5
OH
A 598 PROP. 1,500 CUFT MAINTAINED WEEKLY AND AFTER EACH SIGNIFICANT RAIN EVENT IN ACCORDANCE WITH
ST
G
OUTDOOR RIM = 597.83
SS
THE EGLE REQUIREMENTS.
COURTYARD UNDERGROUND
12" INV60E0 = 591.16 7. CALL MISS DIG AT LEAST THREE (3) WORKING DAYS PRIOR TO STARTING ANY
ST
599 STORAGE CHAMBERS
OH
PROP. 4' DIA STM CB 3
G
ST
12" INV N = 591.16 EXCAVATION.
600 600
RIM = 597.83 00 600 SEE DETAIL 1 THIS SHEET
PROP.6 4' DIA STM CB 1
G
600 8. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CITY AND MUSKEGON COUNTY
OH
599
SS
599
ST
15" INV E = 589.96
OH
PROP. 4' DIA STM YB 2 RIM = 597.83 ROAD COMMISSION STANDARDS AND SPECIFICATIONS.
ST
PROP. 4' DIA STM MH 3
C
RIM = 596.80 ST 12" INV W = 589.96 9. SOIL EROSION CONTROL MEASURES SHALL BE PLACED PRIOR TO EARTH MOVING OR
RIM = 599.76 24" INV E = 589.40
601 12" INV N = 589.96
SS
600 GROUND DISTURBANCE AND REMAIN IN PLACE UNTIL FINAL RESTORATION HAS BEEN
G
12" INV E = 593.89
OH
15" INV W = 589.48 TIE-IN TO EX. STM MH
G
ST
12" INV N = 593.40 STM LB #2445 0 ESTABLISHED.
12" INV W = 593.89 PROPOSED
12" INV W = 593.60
60 601 601 601INV600
12" N = 589.80 601 601 CORE (1) 24" HOLE 10. ALL FOREIGN MATERIAL OR DEBRIS FROM JOB SITE WHICH IS DEPOSITED ON PAVED
OH
FFE=597.71 STM CB #2710 601
SS
@ ELEV = 585.50± ROADWAY SHALL BE REMOVED IMMEDIATELY.
OH
8" INV S = 593.40
ST
C
STM MH #2761 601 VERIFY INVERT & STRUCTURE 11. THE PAVED ROADWAY SHALL BE SWEPT CLEAN AS NEEDED, BUT AT LEAST ONCE A
602 602
G
G
WINDOW WELL & PROP. 80 LF 8" RDL @ 1.0% CONDITION PRIOR TO CONSTRUCTION WEEK.
SS
602
OH
STM CB #2886
ST
OH
ACCESS STAIRS 12. SOIL EROSION CONTROL MEASURES ARE THE RESPONSIBILITY OF THE CONTRACTOR
PROP. 8" INV = 594.25
OH
602 602 602 602 602 DURING CONSTRUCTION AND THE OWNER UPON COMPLETION.
SEE ARCH. PLANS
OH
SS
OH
@ BUILDING 603
C
G
OH
ST
13. CONTRACTOR SHALL PHASE THE PLACEMENT OF THE SOIL EROSION CONTROL
OH
603 MEASURES AS NECESSARY FOR THE SITE IMPROVEMENTS WITHIN THE LIMITATIONS OF
OH
G
THE ACQUIRED SOIL EROSION CONTROL PERMIT.
SS
ST
OH
14. STOCKPILE AREAS SHALL BE STABILIZED WITH TEMPORARY OR PERMANENT SEED IN
603 603 603 603 603
60
G
OH
OH
OH
STM MH #6131 ACCORDANCE WITH THE CITY SOIL EROSION AND SEDIMENTATION CONTROL
3
SS
OH
604 REQUIREMENTS. ALL EXCESS SPOILS SHALL BE REMOVED FROM SITE.
4
60
OH
+ 605
G
+ 15. ALL EXCESS SPOILS SHALL BE HAULED OFFSITE AND LEGALLY PLACED IN AN UPLAND
ST
OH
OH
OH
FFE=597.73 FFE=597.71
AREA NOT ENCUMBERED BY WETLANDS OR FLOODPLAIN.
SS
OH OH OH
G
OH OH OH OH OH OH OH OH OH OH OH OH
606 16. THERE SHALL BE NO EARTH MOVEMENT OR DISTURBANCE OUTSIDE THE LIMITS OF
OH
ST
OH
OH
DISTURBANCE WITHOUT PRIOR AUTHORIZATION FROM THE CITY.
SS
17. THE MINIMUM AMOUNT OF SOIL EROSION AND SEDIMENTATION CONTROL MEASURES
G
ARE SHOWN THE DRAWINGS. CONTRACTOR SHALL PROVIDE ADDITIONAL CONTROL
PROPOSED
ST
MEASURES, MAINTENANCE, AND/OR STABILIZATION MEASURES AS NECESSARY FOR
SS
FFE=597.71 CONSTRUCTION ACTIVITIES.
OH
ST
18. SEE OTHER SHEETS IN PLAN SET FOR MORE INFORMATION.
G
OH SS
ST
SS
FFE=609.68
G
+
OH
ST
OH SS
ST
G
SS
PROPOSED
ST
CONSTRUCTION SCHEDULE
YEAR
ACTIVITY MONTH MONTH MONTH MONTH MONTH MONTH
INSTALL CONTROLS
A 06/24/24 DOC REL 09 - ADDENDUM A
CLEARING 06/03/24 DOC REL 07 - IFB
04/22/24 DOC REL 05 - 85% CD
GRADE 03/11/24 DOC REL 04 - 50% CD
A
02/09/24 DOC REL 03 - PRICING
BUILDING
01/22/24 DOC REL 02 - DD
REV DATE DOC REL ## - DESCRIPTION
PROP. 4' DIA STM CB 1 UTILITIES
PROP. 4' DIA OUTLET
RIM = 597.83 CB #2 CONTROL STRUCTURE
24" INV E = 589.40 PAVING
RIM = 597.25
15" INV W = 589.48
TOP OF WEIR WALL = 592.00 PROJECT # 2300029
12" INV N = 589.80 PROP. 14 LF 24" HDPE 24" INV E = 589.20
STM SEWER @ 0.3% RESTORE
24" INV W = 589.20 PROJECT MANAGER M. VANWIENEN
CB #3 *NOTE : CONSTRUCTION SCHEDULE MAY VARY BASED ON CONTRACTOR'S DESIGNED BY Designer
MH #15736 SCHEDULE. CONTRACTOR SHALL UPDATE THE OCWRC IF CONSTRUCTION
DRAWN BY Author
SCHEDULE VARIES FROM ABOVE.
QUALCHECK Checker
PROP. 18 LF 24" HDPE SHEET TITLE
STM SEWER @ 0.3% PROP. (7) ADS MC-3500
STORAGE CHAMBERS
DRAINAGE &
SESC PLAN
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
UNDERGROUND STORAGE CHAMBERS and all claims, including
1 but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-200
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
OH
OH ST
OH ST
OH
OH
OH
OH
SS
OH ST ST
OH
OH
OH
OH ST
OH
OH
SS
OH ST
OH
ST
OH
OH ST
OH
OH ST OH
OH
OH
Parkland Properties
SS
OH ST
OH OH
ST
OH
OH ST
OH
75 W Walton Ave., Suite A,
4
OH
+ OH
4.3
OH OH ST
OH
59
OH OH OH OH
Muskegon, MI 49440
SS
ST
OH OH
0
OH
3.8
OH OH
SS
4
OH
59
3
593 OH
59
OH
594
59
592 591
5
231-722-7001
SS
ST
3.0
SS
59
59
OH
0
2 .94
https://parklandmi.com/
3.8 593
6
2.3
SS
ST
591
59
SS
OH
59
4
4.6
2 .5
591
59
SS
ST
%
592
SS
9
1.8%
4.0
1.3%
OH
59
59
%
SS
ST
0
1.1
SS
OH
8
0' 10' 20' 40'
2.1
593
9
2.3
1.8%
59
SS
59
ST
%
SS
1.0
1.0%
OH
592
8
0
SCALE 1" =20'
3.9
1
5.0
6 4.9
3
1.9
4
59
59
4.3
6
4.4 59
SS
ST
4.7
59
1.5%
5
5
59
3.2
1.9%
3.7
SS
59
9
OH
59
4.3
59
59
59 1.0%
6
SS
PROPOSED
ST
4.5
5
59
6
4.1
4.6
SS
59
0
2
59
2.1
OH
FFE=595.00
59
% 591
1.9
59
1.0%
0
1.2% 37 OTTAWA NW
6
5.0
4.7
SS
ST
8
1.1%
3.6
59
59
SS
SUITE 700
6
1
59
4.4
OH
7
4.6
4.3
59
9
59
59 GRAND RAPIDS, MI 49503-2900 USA
3.3
0
1
3.2
4.0
0.1%
SS
ST
59
59
59
1.2% TEL +1.616.771.0909
SS
OH
8
2.1
www.ghafari.com
0
59
5.0
3
1.3%
SS
4.3
ST
59
6
8
4.7
3.6
1.2%
59
SS
4
59
59
3.8
OH
7
8
%
4.4
4.2
2
2
59
+ 3
1.6
2.4
3.0
59
4.8
59
1
3.3
SS
59
59
0
4
ST
59
1.0
2.2
2.1
59
8
SS
1.5
%
59
59
1
2.0%
OH
1.7
59
1.0%
2
5
5
59
2.4
1.9
1.7
SS
1.0%
59
59
ST
59
2
593
59
SS
OH
593 %
1.3% 3.4
594
2
SS
ST
PROPOSED 1.4
59
% 8
2.0
2
592
1
6
SS
0
3.0
4
2.3
2.2
2.1
OH
9 3.9
% 59
1
FFE=595.80 1.9
59
3.7
59
59
59
4.4 59
1.0% 0.6%
59
2
SS
ST
5.0
59
SS
59
%
OH
1.4
1
8
9
4.0
3.7
5
2.1
594
3.0
59
59
1.0%
6
1
4
59
6
2.5
2.5
2.4
SS
59
2.2
ST
1.7%
0
1.2%
59
59
59
6 59
4.6
SS
1
3
0
3.4
2.9
2.6
OH
59
1.3%
2.2
CONSULTANT INFORMATION
59
59
59
59
SS
8
2
ST
2.3
2.7
SS
59
59
OH
59
1.0% 2.4%
3
SS
ST
8
SS
3.8
0
3.5
OH
59 593
59
4
SS
3.0
ST
0
5.4
59
SS
OH
59
3
8
5.7
5.6
SS
ST
59
59
2.1%
SS
3
4
1.0%
OH
5.7
5.3
4
0
1.8%
5.1
4.9
59
59
8
6
3.3
59
59
2.0%
4.4
SS
ST
+
59
8
59
5.7
SS
.80 + 59
59
4
5 4
%
5.1
59 %
1
1.3
1.3
5.2
59
SS
ST
59
OH
SS
1.2%
1.5%
9
5.1
9
2
59
5.1
5.7
2.8%
SS
ST
59
59
OH
0
SS
5.8
1.5%
9
7
5.1
59
4.4
0
3.9
59
59
SS
59
ST
2.4%
OH
SS
4
5.1
59
1.0% 595 594
ST
OH
2
6
SS
4.0
4.4
5
4
1.2%
5.2
5.1
59
59
59
59
5
8
9
59
4.4
4.3
ST
59
59
OH
SS
7
0
5.1
4.9
594
6
59
59
4.4
4
4.1
0
ST
5.8
59
OH
59
SS
59
2.6
%
ST
ST
OH
ST
SS
1.0%
ST
0.9% ST
59
4.0
%
6
0B
2.4%
4.7
OH
1.0
+ 596
59
1
ST
6
5.6
4.4
SS
7
3.5
8
6.2
59
4.9
59 %
59
59
OH
96
6
596
6.1
ST
5
SS
59
PROPOSED REGISTRATION SEAL
595
8
595
1.8% 2.0%
6.4
FFE=595.80
OH
59
ST
3
6.0
SS
8
6.3
59
595
59
1.0% 8
2.9%
2.6
OH
5.1
7
9
5.1
%
6.6
ST
59
SS
59
59
7
+ 59
5.1
9
OH
6.5
ST
59
4
SS
6.4
59
597
OH
596
ST
SS
2.4%
596
9
5.8
4.1%
59
OH
1
ST
7.6
SS
596
59
1.1
%
%
OH
3.0
ST
1
SS
6.3
59
OH
1.8%
ST
SS
PROPOSED 597
FFE=597.71
6
5
5
0
.75
0
7.4
6.7
6.7
7.3 97.3
7.7 97.7
6
ST
59
59
59
59
597
5
5
SS
OH
1.0%
1.0%
1.0%
7
.30
0
0
0
0
2.6%
7.5
7.3
7.3
7
7
59
59
59
59
59
59
7.7
ST
59
ST
SS
OH
8
7.3 OH
59
SS
ST
ST
8
8.0
OH
SS
ST
59
ST
+
OH
ST
SS
2.0%
ST
.90
ST
OH
0
8.4
8
3
SS
ST
59
8.2
59
59
ST
OH
1.0%
SS
ST
+
.26
PROPOSED
600
1.0%
OH
FFE=597.71 ST
SS
ST
ST
OH
598
SS
ST
8.7 04
OH
59 99.
0
4
1.0%
8.3
SS
ST
5
59
OH
0.3%
SS
ST
0.3%
OH
SS
ST
7
8.3
1.0%
OH
59
SS
ST
OH
SS
ST
OH
SS
ST
59
1.0%
.60
599 6
9.9
.32 0.8
600
6
6 60
9.2
OH
7
59 9.2
SS
ST
.32
1
3
7
59
7.7
8.5
8.7
59 599
0
0
7.5
59
OUTDOOR
59
59
6.8
1.2% 600.9
599.9 7
6
59
9.3
0
1
59
OH
1.0%
60
8.9
1
5
59
8.6
8.8
COURTYARD
SS
ST
0.6
0
59
59
0
6.8
59
59 8
0
1
7.5
8.8
2.0% 1.0%
7.7
7.5% 1.0% 599
OH
59
59
1
ST
.7
97
1
6
1.9%
8.7
8.9
5
SS
59
59
2.6%
OH
ST
0
1
1
8.9
9.0
7.7
599
59
59
SS
59
2 A 06/24/24 DOC REL 09 - ADDENDUM A
9.7 2
OH
59 99.2
ST
3
06/03/24 DOC REL 07 - IFB
8
9.1
7
8.9
5
9.7
SS
59
59
59
04/22/24 DOC REL 05 - 85% CD
ST
ST ST
OH
ST
03/11/24 DOC REL 04 - 50% CD
SS
600
02/09/24 DOC REL 03 - PRICING
OH
01/22/24 DOC REL 02 - DD
PROPOSED 0
SS
1.0% 1.0% 60 REV DATE DOC REL ## - DESCRIPTION
OH
FFE=597.71
7.7%
7.4%
SS
601
5
0.3
OH
60
0.6 4
601
60 01.1
4
.50
PROJECT # 2300029
6
9
601
SS
1.1
60
OH
PROJECT MANAGER M. VANWIENEN
9
0.8
6
7
1.9
SS
1.3
Designer
60
5.0% DESIGNED BY
60
60
602
OH
OH
6
1.8
DRAWN BY Author
OH
60
SS
OH
7
3.4% 2.0%
2.3
OH
QUALCHECK Checker
60
8
OH
OH
1.7
7
SHEET TITLE
2.2
SS
60
6
4
60
3.2
3.3
OH
OH
6.2%
60
60
9
2.7
2.4%
OH
603
60
DETAILED
OH
SS
5B .69
5B
5B
5B
5B
OH
.3 2
3.3
3.3
3.3
3.3
3 OH
60
60
4
GRADING PLAN
2.5
60
60
OH
60
60
GHAFARI ASSOCIATES © 2023
60
Project Manager
SS
60
5T
5T
SHAW WALKER The Surveyor's /
3
6.3
.81
6.3
OH
RYAN T. YSSELDYKE, P.E.
60
5B B
60
Engineer's liability for any
.35
5B
5B
5B
OH
3.3
OH
OH
3.3
3.3
3.3
3
60 60 OH and all claims, including
SS
6
60
60
60
3.2
60
OH
but not limited to those
60
4.2
7T
5T
5T
5T
5T
3
6.3 arising out of the
6.3
6.3
6.3
6.3
OH
OH
60
60
60
60
60
60
SS
60
60
60
60
60
Drawn by Surveyor's / Engineer's
6.0
5.6
5.9
6.2
6.2
6.0
902 WASHINGTON AVE
0
3
4
4
0
7
4
professional services,
5
60
3.5
STEVEN A. MORRIS
60
OH
OH
60
5.6
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
6
SS
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766 C-201
9
6
4.7
4.3
OH
OH
www.hollandengineering.com
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W be deemed limited to an
60
60
SS
SHEET NUMBER
amount no greater than T 616-392-5938 F 616-392-2116
CITY OF MUSKEGON, MUSKEGON CO., MI. the service fee.
OH
OH
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
ST
SS
ST
SS
OH
G
ST
SS
ST
SS
OH
8
3.3
ST
SS
ST
59
SS
Parkland Properties
G
75 W Walton Ave., Suite A,
ST
SS
ST
OH
SS
Muskegon, MI 49440
ST
SS
ST
G
OH
SS
231-722-7001
0' 10' 20' 40'
ST
SS
ST
2.4%
OH
https://parklandmi.com/
SS
SCALE 1" =20'
ST
G
ST
OH
SS
5
8
9
59
59
4.4
4.3
ST
ST
3.6
4B
4B
4B
9B
6B
59
59
OH
7T
2.4
2.4
2.4
2.6
2.9
7B
SS
5.6
59
59
59
59
59
59
594
G
4
ST
4T
4.4
7T
ST
4
59
0
59
59
4.4
5.2
1
591
OH
593
0
592
592
590
4.9
593
59 59
59
59
59
59
59
59
SS
594.4
594.6
4.4
4.9
59
59
4.4
4.4
4.4
4.4
5.6
6
4T
6T
4
4
4
4
7
ST
ST
ST
4
OH
ST
4.4
SS
59
ST
3.5
59
ST
G
59
0B
1.0%
4.0
5
4.5
ST
0B
1.0
59
OH
1.6 % 1.1
596
1
ST
% % %
1.8%
5.6
% 1.0 1.3
% 1.1
SS
7
9
1.7%
3.5
8
59
6.2
5.9
59
4.9
%
5.4
59
59
ST
59
1.9%
9
OH
6
6
59
G
6.1
37 OTTAWA NW
ST
595
595
SS
59
59
594
4
595
8
59
59 SUITE 700
4
6.4
ST
1.8% 2.0%
595
4
596
59
OH
GRAND RAPIDS, MI 49503-2900 USA
ST
3
6.0
SS
8
6.3
59
TEL +1.616.771.0909
9
5.4
ST
59
.59
4
1
.20
8
0
2
.23
7
3
.20
1
0
5
.80
5
3.0%
2.9%
59
2.6
4.5
4.8
3.6
4.2
4.8
5.3
5.2
3.7
4.2
4.9
4.5
9
G
OH
7
6.6 www.ghafari.com
5
5.3
94
94
95
94
94
%
6.2
59
59
59
59
59
59
59
59
59
59
59
ST
55
65
85
85
45
59 2.1% 1.3% 3.4% 1.7% 1.7% 1.8%
59
SS
8
8
6
8
4
4
59
4.6
4.8
4.3
5.1
5.1
4.3
4.3
4.7
4.7
4.3
4.7
59
59
59
59
59
59
59
59
59
59
59
ST
9
4
8
4
8
2
OH
6.5
4.7
4.6
5.3
4.6
4.9
ST
4
59
6.4
59
59
59
59
59
SS
59
2
4.9
ST
G
597
59
OH
596
ST
SS
9
2.4%
5.8
59
ST
59
595 595
OH
5
ST
SS
G
ST
OH
ST
SS
ST
OH
1.8%
ST
SS
G
ST
6
596 CONSULTANT INFORMATION
7.4
2.0%
ST
59
59
SS
OH
6
7
596
3.2%
7.5
596
597
ST
596
7
596
59
7.7
ST
59
G
ST
SS
OH
592
%
2.9
3.1
3.0
ST
%
%
8
7.3
3.1%
2.8%
2.7%
2.7%
2.3%
OH
59
SS
2.7%
%
ST
ST
3.0
ST
G
3.0
8
8.0
OH
SS
%
ST
59
593
ST
ST
OH
597
ST
SS
2.0%
ST
597
ST
597
G
597 597 594
597
8.4 90
ST
595
OH
3
59 98.
0
8.2
SS
ST
5
ST
59
ST
OH
1.0%
SS
ST
G
ST
26
600
.26
.
600
1.0%
OH
ST
SS
ST
598
ST
ST
OH
G
598
SS
ST
ST
ST
59
59
59
598
59
59
8.7 04
598 ST
8.3
8.3
7.1
7.7
7.6
59 99.
0
OH
4
1.0%
598 598
8.3
598
ST
0
0
2
1
1
SS
ST
5
59
ST
ST
ST
9
7.6
8
2
8
2
5
2
7
2
8
2
5
1.0% 1.0% 1.0% 1.2% 1.1%
7.9
8.2
7.9
8.2
7.9
8.2
7.9
8.2
7.9
8.2
7.9
59
G
59
59
59
59
59
59
59
59
59
59
59
OH
3
3
3
3
3
598 596
3
7.8
8.4
7.8
8.4
7.8
0.3%
8.4
SS
ST
0.3%
59
59
59
59
59
59
ST
OH
SS
ST
G
7
ST
8.3
1.0%
OH
59
SS
ST
597
ST
OH
SS
ST
599
G
599 599 REGISTRATION SEAL
ST
599 599 599
OH
SS
ST
59
1.0%
.60
599 600
9.9
6
.3 .86
600
2
0.8
ST
6
6
OH
60
9.2
598
1.0%
8.8 98.7 .27
SS
ST
G
2
59
3
7
9.3
5 99
3.8%
8.5
5
59
59
ST
60 600.90
0
599.9 7
1
6
0.9
9.3
8.9
OH
0.6
1
5
60
59
8.6
59
3.3%
SS
ST
0
59
59
3.3%
0
ST
8.8
7.5% 2.0% 1.0%
%
1.0% 599 600
OH
3.8
59
G
3.6%
%
3.1%
ST
3.4
3.4
1
6
1.9%
8.7
8.9
%
%
SS
600
59
ST
59
3.4
3.2
600 600
2.6%
600
OH
3.4
3.6%
%
ST
0
3.6%
1
8.9
600
9.0
%
599
59
59
SS
599
ST
G
9.2 2
OH
59 99.7
2
ST
3
.98
9.1
5
7
9.7
SS
8
59
ST
59
59
ST
ST ST
OH
ST
SS
600
ST
G
601
OH
1.0%
0
SS
60
ST
1.0% 1.0% 601 601 601 600 601 601
OH
7.7%
7.4%
G
SS
601
5
ST
0.3
OH
60
0.6 4
601 601
60 01.1
4
.50 .50
6
9
601
SS
1.1
ST
60
OH
602 602
60
60
60
60
60
9
G
1.6
1.9
1.6
1.9
1.6
0.8
6
6
7
2.5
1.9
SS
1.3
9
7
9
7
9
ST
60
5.0%
60
60
60
602
9
9
9
9
9
9
9
9
9
9
OH
60
1.8
1.8
1.8
1.8
1.8
1.8
1.8
1.8
1.8
1.8
OH
6
1.9
1.8
60
60
60
60
60
60
60
60
60
60
OH
5
9
9
.09
.09
.09
60
2.0
2.0
SS
ST
OH
2
2
2
7
60
60
60
60
60
3.4% 2.0%
2.3
602
OH
602 602 602 602
60
G
8
OH
OH
1.7
7
2.2
SS
ST
60
6
4
603
60
3.2
3.3
OH
OH
6.2%
60
60
.00
9
3.5%
2.7
2.4%
3
OH
603
60
60
OH
SS
ST
3.3%
3.3%
5B
2.2
9
%
G
OH
3.3%
2.4 %
2.6
2.2 %
3.3%
2.2
3.3
4 2.3 2.3 %
3.3%
OH
2.5 %
60
60
%
OH
60
ST
SS
60
5T
3.8
6.3
OH
1
60
5B
OH
OH
OH
3.3
ST
OH
SS
.26
60
603 603 603 603 603
60
60
G
4.2
3
3
OH
60
3
5T
OH
6.3
OH
OH
60
60
5.6
SS
OH
3 604
60
60
60
ST
OH
4
3.5
3.5
3.5
5
0
0
0
0
0
0
60
3.5
3.5
3.5
3.5
3.5
3.5
3.5
60
0
0
0
OH
OH
OH
60
60
60
60
60
60
60
5.6
605
6
SS
G
OH
ST
OH
6
9
OH
4.3
4.7
OH
OH
OH
60
60
SS
OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH
ST
606
OH
OH
G
SS
UE
ST
OH
OH
SS
ST
SS
ST
SS
ST
OH
SS
ST
SS
ST
OH
A 06/24/24 DOC REL 09 - ADDENDUM A
06/03/24 DOC REL 07 - IFB
04/22/24 DOC REL 05 - 85% CD
03/11/24 DOC REL 04 - 50% CD
02/09/24 DOC REL 03 - PRICING
01/22/24 DOC REL 02 - DD
REV DATE DOC REL ## - DESCRIPTION
PROJECT # 2300029
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
DETAILED
GRADING PLAN
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-202
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
TIE-IN TO EX. SAN. MH 1537 Parkland Properties
CORE (1) 8" HOLE @ ELEV = 585.29± 75 W Walton Ave., Suite A,
VERIFY INVERT & STRUCTURE
CONDITION PRIOR TO CONSTRUCTION
Muskegon, MI 49440
231-722-7001
https://parklandmi.com/
OH
OH
SAN MH #1537
SS
PROP. WATER SERVICE
FOR FIRE PROTECTION
OH
SS
TIE-IN TO EX. WATERMAIN
SS
OH
SS 588
SS OH
OH 588
SS
OH
OH
OH
G
OH
OH
SS
OH ST
SS
OH
OH ST
ST
OH
5
ST
SS
90
W. W
OH
OH
OH
EST ST ST 0' 20' 40' 80'
SS
ERN AVE
OH
+ OH
37 OTTAWA NW
SS
OH
589
N
OH
UE
G
OH
FFE=595.33 SUITE 700
SS
ST
OH
PROPOSED + OH
ST
ST
OH
G SCALE 1" =40'
SS
TOWNHOUSE FFE=593.64 OH
GRAND RAPIDS, MI 49503-2900 USA
SS
OH
PROPOSED OH
OH
ST ST
TEL +1.616.771.0909
(2 UNITS) OH
SS
ST
OH
FDC LOCATION OH
www.ghafari.com
SS
OH ST
OH
SS
OH
ST
PROPOSED
ST
OH
OH OH
EX. FDC OH
SS
ST
ST
OH
FFE=595.00 LOCATION FFE=595.11 + OH OH
OH
8' OH OH OH
SS
OH OH
ST
SS
SS
ST
59
0
591
SS
PROP. 8" SAN INV = 587.15
SS
PROP. 78 LF 8" SDR-26
OH
ST
SS
@ BUILDING SANMH #1537
SS
ST
PVC SAN. SEWER @ 2.0%
59
SS
SAN MH #1536 0
SS
OH
ST
SS
SS
ST
592
SS
SS
OH
ST
SS
SS
PROPOSED
ST
591
FFE=595.00 A
SS
SS
OH
ST
ST
SS
SS
ST
PROP. 4' DIA SAN. MH B PROP. 4' DIA SAN. MH A CONSULTANT INFORMATION
SS
SS
OH
ST
ST
RIM = 594.00 RIM = 595.50
SS
FFE=595.35 +
SS
ST
8" INV NW = 586.85 PROP. 255 LF 6" SDR-26 12" INV E = 587.24
SS
PROP. SANITARY CLEANOUT 2
SS 8" INVSSE = 586.95 593 59 8" INV S = 587.34
OH
PVC SAN. SEWER @ 1.0%
ST
ST
SS SS SS SS
SS
8" INV = 589.98 PROPOSED
SS
ST
FUTURE 8" INV W = 587.34
PROP. 9 LF 8" SDR-26
SS
COURTYARD FFE=595.80
OH
ST
ST
ST
ST
594 PVC SAN. SEWER @ 1.0%
SS
PROP. 20 LF 8" SDR-26
SS
ST
PVC SAN. SEWER @ 1.0% PROP. GREASE INTERCEPTOR
SS
SEE PLUMBING PLANS A
OH
ST
ST
ST
59
SS
PROP. 27 LF 12" SDR-26
3
SS
ST
PVC SAN. SEWER @ 0.40%
SS
OH
PROP. 33 LF 6" SDR-26
ST
ST
ST
SS
G
SS
ST
PVC SAN. SEWER @ 1.0%
PROP. 2 FT HIGH
SS
+
ST
+ SAN MH #2035
ST
ST
405 LF RETAINING WALL
SS
FFE=595.36
SS
ST
FFE=595.43
OH
SS
G
ST
ST
ST
PROP. 195 LF 6" SDR-26
SS
SS
ST
PVC SAN. SEWER @ 1.5%
OH
595
ST
ST
ST
SS
5
59
SS
ST
PROP. 6" SAN INV = 590.45
594
OH
G
591
1
592
590
0
593
592
593
@ BUILDING 59 59
ST
ST
ST
SS
SS
ST
ST
PROPOSED PROP. WATER SERVICE TIE-IN TO EX. SAN. MH 2035
OH
FFE=595.80 FOR FIRE PROTECTION + 596 CORE (1) 12" HOLE @ ELEV = 587.13±
ST
ST
FFE=595.43
PROP. 6" SAN INV = 590.45
SS
ST
ST
TIE-IN TO EX. WATERMAIN SAN MH #2141 VERIFY INVERT & STRUCTURE
G
596
ST
PROPOSED
SS
OH
@ BUILDING
595
PROPOSED CONDITION PRIOR TO CONSTRUCTION
FDC LOCATION
ST
ST
FFE=595.80
SS
ST
ST
SS
OH
EX. FDC FFE=596.15 +
ST
EX. FDC PROP. SANITARY CLEANOUT
ST
LOCATION PROPOSED
G
597
SS
ST
596
SAN MH #4615 LOCATION FFE=597.71 8" INV = 587.43
ST
SS
OH
12
ST
ST
PROP. 167 LF 8" SDR-26
SS
ST
ST
SS
OH
G G G G G G PVC SAN. SEWER @ 2.0%
ST
G
STST
PROPOSED 597
ST
ST
SS
FFE=597.71 REGISTRATION SEAL
597
ST
SS
G
ST
OH
592
OH
ST ST ST
ST
SAN MH #2648
598 STREET
ST
G
ST
SS
ST
OH
SS
ST
FFE=597.70 + 593
G
PROP. SANITARY CLEANOUT
SAN MH #2659 8" INV = 590.68 594
ST
ST
595
OH
ST
OH OH OH OH OH
SS
G
+
G
PROPOSED
ST
ST
OH
FFE=598.08
ST
598
FFE=597.71
SS
DIVISION
OH
ST
ST
ST
OH
PROP. 6" SAN INV = 590.73 ST
G
SS
ST
G
@ BUILDING 596
ST
OH
PROP. 4 LF 6" SDR-26
ST
PROP. 120 LF 8" SDR-26
SS
A PVC SAN. SEWER @ 1.0%
OH
PVC SAN. SEWER @ 2.0%
G
597
ST
OH
ST
G
SS
ST
OH
598
ST
G
OUTDOOR
SS
COURTYARD
ST
PROP. 8" DIA. WATER SERVICE SAN MH #2694 599
OH
G
ST
FOR FIRE PROTECTION
G
OH
TIE-IN TO EX. WATERMAIN 599
SS
599
ST
PROP. SANITARY CLEANOUT
OH
ST
C
ST 8" INV = 593.07
SS
600
G
PROPOSED PROP. 4 LF 6" SDR-26
OH
G
ST
FDC LOCATION PROPOSED PVC SAN. SEWER @ 1.0% 6 00 600
OH
FFE=597.71 601
SS
OH
ST
C
601
602
G
G
WINDOW WELL &
SS
602
OH
ST
OH
ACCESS STAIRS
PROP. 6" SAN INV = 593.11
OH
SEE ARCH. PLANS
OH
SS
OH
@ BUILDING 603
C
G
OH
ST
OH
603
OH
G
SS
ST
OH
G
OH
OH
OH
SS
OH
604
4
60
OH
+ 605
G
+ SAN MH #15002
ST
OH
OH
OH
FFE=597.73 FFE=597.71
SS
OH OH OH
G
OH OH OH OH OH OH OH OH OH OH OH OH
606
OH
ST
OH
OH
SS
G
PROPOSED
ST
SS
FFE=597.71
OH
ST
G
OH SS
ST
SS
FFE=609.68
G
+
OH
ST
OH SS
ST
G
SS
ST
A 06/24/24 DOC REL 09 - ADDENDUM A
06/03/24 DOC REL 07 - IFB
04/22/24 DOC REL 05 - 85% CD
03/11/24 DOC REL 04 - 50% CD
02/09/24 DOC REL 03 - PRICING
01/22/24 DOC REL 02 - DD
REV DATE DOC REL ## - DESCRIPTION
PROJECT # 2300029
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
DRAWN BY Author
QUALCHECK Checker
SHEET TITLE
SITE UTILITY PLAN
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-301
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
CASTING AS SPECIFIED
8" MAX.
MAX. 1'-6"
24" I.D. PRECAST CONCRETE
ADJUSTING RINGS AS REQ'D
(1 MIN. - 5 MAX.)
A
HANDRAIL
PRECAST CONCRETE
ECCENTRIC CONE Parkland Properties
SECTION W/ TONGUE AND GRADE TO DRAIN SURFACE
GROOVE JOINT
BENCH & FLOW CHANNELS
36" MINIMUM
WATER AWAY FROM THE WALL 75 W Walton Ave., Suite A,
2' MAX.
EJ 1040A CASTING SET OR EQUALLY
APPROVED W/ SOLID COVER SOLVENT WELD TO THREAD Muskegon, MI 49440
ADAPTER W/PLUG (TYP)
APPROVED MANHOLE
STEPS 15" O.C. 24" I.D. PRECAST CONCRETE
ADJUSTING RINGS AS REQ'D
GRADE M.H. LID & FRAME E.J. #1566
OR EQUALLY APPROVED
PAVEMENT SECTION
231-722-7001
(1 MIN. - 5 MAX.)
SETBACK = 1 8" 5
MOVE BLOCKS FORWARD DURING
INSTALLATION TO ENGAGE SHEAR KNOBS
https://parklandmi.com/
PAVEMENT / GRADE
NOTE: CATCH BASINS & YARD EXPOSED WALL (HEIGHT (TYP.)
RETAINED SOIL
DRAINS WITH DEPTH LESS VARIES
THAN 4' FROM TOP OF CASTING PER 6" THICK 3,000 P.S.I. CONCRETE 4' MAX.)
TO INVERT OF STORM PIPE PLAN
PRECAST MANHOLE SECTIONS IN ACCORDANCE ONE LAYER NON-WOVEN
MAY BE CONSTRUCTED WITH 6" MIN. BURY GEOTEXTILE FABRIC
WITH ASTM C478, GASKETS IN ACCORDANCE WITH
CONCENTRIC CONE SECTIONS DEPTH
ASTM C923 WITH BITUMINOUS SEAL COATED POLYMER COATED STEEL STEPS (TYP)
W/OUT STEPS PEA GRAVEL
VARIES
4' DRAINSTONE (AASHTO # 57 OR EQUAL)
EXTERIOR. DRYCAST MANHOLES ARE NOT ALLOWED.
1'-4" TO EXTEND AT LEAST 12" BEHIND BLOCKS 50% TO 65% OF BASE ALIGNED IN DIRECTION OF TRAVEL AND
(TYP.) 1.6" TO 2.4" PERPENDICULAR (OR RADIAL) TO GRADE BREAK
41" DEEP SOLID MIDDLE
STORM SEWER BLOCK (TYP.)
41" DEEP SOLID 1.6" TO 2.4"
PRECAST CONCRETE FLEXIBLE CORE & SEAL BOOT AS 0.2" 24"
MANUFACTURED BY KOR-N-SEAL OR 4' BOTTOM BLOCK
MANHOLE SECTIONS ASTM PROPOSED SANITARY
C-478 W/ TONGUE AND EQUIVALENT FORMED INTEGRAL WITH MANHOLE LATERAL 0.65" MIN
REMOVE TOP HALF OF SEWER LATERAL
GROOVE JOINT SECTIONS (STANDARD) OR NON-SHRINK GROUT 4" DRAIN TILE
FOR PLACEMENT OVER EXISTING PIPE. (OUTLET TO DAYLIGHT) 0.9" TO 1.4" WIDTH OF B.F. RAMP
4"
2' SUMP 8" LEVELING PAD 0.65" MIN
COMPACTED SAND
BACKFILL UNDER (AASHTO #57 OR EQUAL)
NOTE: DOME SECTION DOME SPACING DOME ALIGNMENT
OUTLET PIPE
FOR LAWN AREAS OMIT M.H. LID, FRAME AND COVER. 37 OTTAWA NW
PRECAST CONCRETE MANHOLE BASE
PRECAST CONCRETE
MANHOLE BASE
PROVIDE 4 INCHES MINIMUM COVER OVER PLUG. PLACE
12" OF #4 REBAR NEXT TO RISER PIPE TO AID IN
SUITE 700
4" COMPACTED SAND LOCATING CLEAN OUT. GRAND RAPIDS, MI 49503-2900 USA
4" COMPACTED MDOT
CLASS II SAND COMPACTED SUBGRADE
TEL +1.616.771.0909
www.ghafari.com
COMPACTED SUBGRADE SAMPLING MANHOLE SANITARY LATERAL CLEAN OUT RETAINING WALL BARRIER FREE DETECTABLE WARNING STRIP
D2 D3 D4 D5
CASTING AS SPECIFIED
4' DIA. CATCH BASIN CASTING AS SPECIFIED
D1 1:50 MAX. CROSS
PITCH TYP. LINE OF TOP OF WALK BEYOND 24" I.D. PRECAST CONCRETE
TOOLED CURB JOINT ADJUSTING RINGS AS REQ'D
6" (1 MIN. - 5 MAX.)
4" THICK CONCRETE 24" I.D. PRECAST CONCRETE
A ASPHALT 3" WALK. SEE PLAN VIEW. ADJUSTING RINGS AS REQ'D
(1 MIN. - 5 MAX.)
3"
PITCH IN 2'-0" ASPHALT 6X6 WWF REINFORCING CONSULTANT INFORMATION
PAVEMENT
1'-0" PRECAST CONCRETE ECCENTRIC
6" 4" MIN. COMPACTED SAND BASE CONE SECTION W/ TONGUE AND
PROVIDE CONTROL JOINTS EVERY 10' AND 5 1/2" 18"
EXPANSION JOINTS EVERY 50' (TYP.) 6" GROOVE JOINT
2 #4 BARS CONT.
2"R APPROVED MANHOLE
TOPSOIL SECTIONAL VIEW BARRIER FREE PARKING SIGN SHALL BE
STEPS 15" O.C.
DESIGNED AND SIZED IN ACCORDANCE
6"
APPROVED MANHOLE STEPS 15" O.C.
1 3/8"
1'-6"
WITH CURRENT ADA STANDARDS
14"
2"R
6' 6' MINIMUM 6'
9"
3,500 PSI CONC. CURB AND WALK CONC WALK FLUSH CURB AND WALK PARKING PER
SLOPE UP WITH PAVEMENT SLOPE UP PLAN
4" MIN. COMPACTED PER NOTE: CATCH BASINS & YARD DRAINS WITH
$250 FINE PLAN
6"
SAND CUSHION DEPTH LESS THAN 4' FROM TOP OF
MINIMUM CASTING TO INVERT OF STORM PIPE MAY 2'
NOTE: CATCH BASINS & YARD DRAINS WITH
NOTE: BE CONSTRUCTED WITH CONCENTRIC
DEPTH LESS THAN 4' FROM TOP OF
SEE GRADING PLAN FOR MAINTAIN BOTTOM OF CONCRETE 12" CONE SECTIONS W/OUT STEPS
VAN CASTING TO INVERT OF STORM PIPE MAY 4'
6"
SPOT GRADES AT RAMPS. MIN. BELOW FINISH GRADE ACCESSIBLE BE CONSTRUCTED WITH CONCENTRIC
ELEVATION CONE SECTIONS W/OUT STEPS STORM SEWER
2" SQUARE STEEL TUBE. WELD CAP PLATE
COMPACTED SUBGRADE TO TOP. PRIME WITH ONE COAT PRIMER
24" WIDE DETECTABLE WARNING AND TWO COATS DARK BRONZE ENAMEL PRECAST CONCRETE MANHOLE
STRIP. SEE DETECTABLE WARNING SECTIONS ASTM C-478 W/
HEAVY BROOM FINISH STRIP DETAIL. TONGUE AND GROOVE JOINT
PERPENDICULAR TO TRAVEL PRECAST CONCRETE MANHOLE
SECTIONS ASTM C-478 W/ TONGUE
2' SUMP
PITCH OUT
60" MIN.
AND GROOVE JOINT COMPACTED SAND
(TYPICAL) CROSS PITCH
2'-0" ASPHALT 1:50 MAX. CROSS BACKFILL UNDER
PAVEMENT PITCH OUTLET PIPE
STORM SEWER
PRECAST CONCRETE
1:50 MAXIMUM
PROVIDE CONTROL JOINTS EVERY 10' AND 5 1/2" 18" 1:12 MAX. 1:12 MAX. MANHOLE BASE
EXPANSION JOINTS EVERY 50' (TYP.)
SLOPE SLOPE PRECAST CONC 4" COMPACTED MDOT
2"R MANHOLE BASE CLASS II SAND
TOPSOIL COMPACTED SAND
4" COMPACTED MDOT BACKFILL UNDER
FINISH GRADE
6"
1 3/8"
CLASS II SAND OUTLET PIPE COMPACTED
6' 6' MINIMUM 6' SUBGRADE
14"
2"R TOOLED CURB JOINT CURB AND WALK CONC WALK FLUSH CURB AND WALK
6" HIGH CURB
SLOPE UP TO 6" SLOPE UP TO 6"
6-1/4"
WITH PAVEMENT
3,500 PSI CONC. ABOVE PAVEMENT ABOVE PAVEMENT 30" MINIMUM EMBEDMENT LENGTH COMPACTED SUBGRADE
4" MIN. COMPACTED PLAN
SAND CUSHION
TYPE F BARRIER FREE SIDEWALK RAMP BARRIER FREE PARKING SIGN 4' DIA. STORM MANHOLE 2' DIA. CATCH BASIN
C2 C3 C4 C5 REGISTRATION SEAL
COMPACTED SUBGRADE
NOTES:
· LOCATE CONTROL JOINTS AT 20' MAX SPACING & INTERSECTIONS
· SPACE EXPANSION JOINTS AT 100' MAXIMUM
4000 PSI CONC WITH 6x6 W1.4xW1.4 W.W.F.
· BROOM SWEPT FINISH
SEE PLAN
MDOT F-4 CONC. CURB/GUTTER W/OUT REBAR PROVIDE CONTROL JOINTS EVERY
10' AND EXPANSION JOINTS EVERY
C1 12"
1" RADIUS 50'(TYP)
STANDARD LIGHT BROOM 12" 12"
FINISH TO MATCH
4"
AS NOTED
EXISTING (TYP)
1" TYP
6"
9" TYP
WIDTH
BITUMINOUS BITUMINOUS
NOTES: 6" 1'-3" SURFACE
SURFACE
· W.W.F. SHALL BE CHAIRED UP (OR OTHER APPROVED METHOD) TO ENSURE CONTROL JOINT TYPICAL
X" TOPSOIL MINIMUM W.W.F. IS AT APPROPRIATE DEPTH WITHIN THE CONCRETE SECTION.
MDOT F-4 CONC. CURB/GUTTER W/OUT REBAR ·
·
·
LOCATE CONTROL JOINTS AT 20' MAX SPACING & INTERSECTIONS
SPACE EXPANSION JOINTS AT 100' MAXIMUM
BROOM SWEPT FINISH
10"
4,000 PSI CONC.
5'-0" NOTES:
TOOLED BITUMINOUS
EXTEND GRAVEL SUBBASE 6" LOCATE CONTROL JOINTS AT 8' MAX
CONTROL JOINT PAVEMENT
BEYOND EDGE OF PAVEMENT SPACING
CONC SIDEWALK (PLAN VIEW) 6" MDOT CLASS II SAND 24"
EXPANSION AND CONSTRUCTION SPACE EXPANSION JOINTS 24' COMPACTED
4000 PSI CONC WITH 6x6 PREMOLDED EXPANSION/ ISOLATION
JOINTS INSTALL SEALANT AND MAXIMUM SAND
W2.9xW2.9 W.W.F. STRIP WITH REMOVABLE TOP CAP. FILL
1.5" MDOT 4E1 BACKER ROD INTO JOINT
W/ TRAFFIC SEALANT
BITUMINOUS PAVEMENT BROOM SWEPT FINISH
BITUMINOUS PAVEMENT COMPACTED
4000 PSI CONC WITH 6x6 SUBGRADE
2" MDOT 4E1 W1.4xW1.4 W.W.F. 1/4"
TOPSOIL
BITUMINOUS PAVEMENT 6"
RE-TOOLED CONTROL JOINT 3/8"
1/8"R
X" COMPACTED GRAVEL 6"
8" MDOT 21AA 1 1/3"
AGGREGATE BASE (CIP) 4"
XX" MDOT CLASS II
MIN 12" APPROVED COMPACTED
GRANULAR MATERIAL 4" 4" INTEGRAL WALK AND CURB 24" CONC GUTTER PAN
SUBBASE - CLASS II SAND OR
NATIVE MATERIAL IF SUITABLE
APPROVED COMPACTED B5 B6
SUBBASE - CLASS II SAND OR
NATIVE MATERIAL IF SUITABLE
WWF @ 2" BELOW TOP
APPROVED COMPACTED SUBBASE
ENGINEERED FILL AS REQUIRED.
- CLASS II SAND OR NATIVE
MDOT CLASS II OR CLASS IIA OR COMPACTED SUBGRADE
MATERIAL IF SUITABLE
APPROVED ON-SITE MATERIAL ONLY.
COMPACTED SUBGRADE
*OR APPROVED EQUAL
PARKING LOT BITUMINOUS PAVEMENT SECTION BITUMINOUS VALLEY GUTTER 6" CONCRETE PAVEMENT 4" CONCRETE SIDEWALK
B1 B2 B3 B4
6" REINFORCED CONCRETE 6" REINFORCED CONCRETE
PAVEMENT FOR DUMPSTER PAVEMENT FOR DUMPSTER
& REFUSE TRUCK & REFUSE TRUCK
21'
SEE SITE LAYOUT PLAN, SHEET C-101
20'
21'-1 3/4"
1x6 CEDAR SLATS A 06/24/24 DOC REL 09 - ADDENDUM A
6x6 TREATED POST
06/03/24 DOC REL 07 - IFB
6-3/4" O.D. OUTER
PIP TO PIVOT 04/22/24 DOC REL 05 - 85% CD
6"X6" WOLM. POSTS (TYP) PRESSURE 6"X6" WOLM. POSTS (TYP) PRESSURE 20'-6"
3 7/8" 3 7/8"
TREATED TREATED 03/11/24 DOC REL 04 - 50% CD
10'-3" 10'-3"
9'-8 5/8" 02/09/24 DOC REL 03 - PRICING
5 3/8" 5 3/8"
2"
19'-7 1/4"
2" 01/22/24 DOC REL 02 - DD
1" 1" 9'-8 5/8"
REV DATE DOC REL ## - DESCRIPTION
3/18"
6" CONCRETE PAVEMENT TO 9" 9'-6 5/8" 6" 9'-6 5/8" 5 3/8"
OUTSIDE OF POSTS
5 3/8"
9"
PROJECT # 2300029
5'-6"
6'
14'
PROJECT MANAGER M. VANWIENEN
DESIGNED BY Designer
GUARD POST - 6" DIA x 8'-0" DRAWN BY Author
6'-4 7/8" O.C.
6"
STANDARD STEEL BUMPER
FILLED WITH GROUT (TYP) HASP AND
DOOR PULLS 1x6 CEDAR SLATS QUALCHECK Checker
SMOOTH FACE
CANE BOLT W/ SHEET TITLE
RECIEVER
3'
14" DIAMETER CONCRETE
FOOTING AT POSTS
DECORATIVE FENCE DETAIL
3'-6" 4'-3" O.C. 4'-3" O.C.
A2 GENERAL
1'-3"
1'-3"
6" GRAVEL
6"
DETAILS
GHAFARI ASSOCIATES © 2023
9"
Project Manager
6'-9 1/4" O.C. 6'-9 1/4" O.C.
GATE
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
6 3/4"
and all claims, including
48' O.C.
but not limited to those
arising out of the
Drawn by Surveyor's / Engineer's
PLAN VIEW
STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
DUMPSTER ENCLOSURE MUSKEGON, MICHIGAN 220 Hoover Boulevard
A1
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
C-501
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4"=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
OH
PROPOSED DECORATIVE FENCE
SEE DET A2 SHT C-501
OH
SS
OH
SS
SS
Parkland Properties
OH
SS
75 W Walton Ave., Suite A,
SS
Muskegon, MI 49440
OH
OH
SS
OH
OH
OH
G
OH
OH
231-722-7001
SS
OH ST
SS
OH
OH ST
OH
ST
0' 20' 40' 80' https://parklandmi.com/
ST
SS
W. WEST
OH
OH
OH
ST ST
SS
ERN AVE
OH
OH
SS
OH
NUE
OH
SCALE 1" =40'
G
OH
ST
SS
OH
PROPOSED + OH
ST
ST
OH
G
SS
FFE=593.64 OH
TOWNHOUSE
SS
OH
OH ST
OH ST
(2 UNITS) OH
SS
ST
OH
OH
SS
OH ST
OH
SS
OH
ST
PROPOSED
ST
OH
OH OH
EX. FDC OH
SS
ST
ST
OH
FFE=595.00 LOCATION FFE=595.11 + OH OH
OH
8' OH OH OH
SS
OH
593
4
3
594
OH
592
ST
59
59
591
SS
SS
ST
1-TUPELO
SS
SS
OH
ST
1-REDBUD
591
SS
592
SS
ST
3-MAPLE
SS
SS
1-IRONWOOD
OH
ST
593
SS
1-REDBUD
SS
ST
3-CRAB 37 OTTAWA NW
SS
SUITE 700
SS
OH
ST
SS
PROPOSED 2-CRAB 59 GRAND RAPIDS, MI 49503-2900 USA
SS
ST
2
FFE=595.00 TEL +1.616.771.0909
SS
SS
OH
ST
ST
SS
www.ghafari.com
SS
ST
SS
SS
OH
ST
ST
1-IRONWOOD
SS
FFE=595.35 +
SS
ST
SS
SS
593
OH
ST
ST
SS SS SS SS SS SS
594
SS
2
SS
ST
PROPOSED 592
59
FUTURE
SS
COURTYARD FFE=595.80
OH
ST
ST
ST
ST
SS
SS
ST
2-HAWTHORN
SS
OH
ST
ST
ST
SS
2-HAWTHORN
SS
ST
593
SS
3-MAPLE
OH
ST
ST
ST
SS
G
SS
ST
SS
+ +
ST
ST
ST
CONSULTANT INFORMATION
59
SS
FFE=595.36
SS
ST
4
FFE=595.43
OH
SS
G
ST
ST
ST
SS
SS
ST
OH
2-HAWTHORN 594 1-REDBUD
ST
ST
ST
SS
SS
ST
2-HAWTHORN
OH
G
ST
ST
ST
SS
SS
ST
ST
PROPOSED
OH
FFE=595.80 +
ST
ST
FFE=595.43 2-CRAB 1-MAPLE 2-HAWTHORN 1-MAPLE 2-CRAB
SS
6
ST
ST
59
595
G
595
ST
SS
594
59
OH
PROPOSED
59
595
595
4
596
59
4
4
1-TUPELO
ST
1-CRAB 1-CRAB
ST
FFE=595.80 595
SS
ST
ST
SS
OH
EX. FDC FFE=596.15 +
ST
EX. FDC
ST
LOCATION PROPOSED
G
SS
ST
LOCATION FFE=597.71
ST
4-LILAC
SS
596
OH
12
1-TUPELO
1
595
59
595
7.6
1-SERVICEBERRY
ST
5
ST
596
59
PROPOSED
SS
ST
3
ST
7.6
SS
OH
G FENCED DOG
59
G G G G G
ST
G
7.0 3T
STST
PROPOSED PARK AREA
59 97.3 5
2
7.0
59 97.4
1B
596
7.0
ST
59
7.0 7T
ST
597
59
59
(30'x80')
SS
FFE=597.71 6
5
5B
596 596 596
ST
596
SS
G
5
ST
OH
OH
ST ST ST ST
ST
DIVISION STREET
ST
G
1-TUPELO
ST
SS
ST
OH
SS
ST
FFE=597.70 +
G
597 597 597 597 597
597
ST
ST
OH
ST
OH OH OH OH OH
SS
G
+
G
PROPOSED
ST
ST
OH
A FFE=598.08
FFE=597.71
ST
2-HAWTHORN 1-REDBUD 2-CRAB 1-REDBUD 2-HAWTHORN
SS
OH
PROPOSED DECORATIVE FENCE 598 598
ST
ST
ST
OH
598 598 598 ST
SEE DET A2 SHT C-501
G
SS
ST
G
PROPOSED SPREADING 598 ST
PROPOSED 4-'-5'
ST
OH
EVERGREEN SHRUBS REGISTRATION SEAL
ST
FLOWERING SHRUBS
SS
-SHADE TOLERANT 1-ALTHEA
OH
-SHADE TOLERANT
G
ST
PROPOSED 6'-7'
OH
599 1-TUPELO
ST
G
FLOWERING SHRUBS 599 599 599
SS
599 599
-SHADE TOLERANT
ST
OH
LAWN
ST
G
OUTDOOR
SS
COURTYARD
ST
600
LAWN
OH
G
1-IRONWOOD
ST
600 600 600 600
G
600
OH
SS
ST
OH
PROPOSED 3'-4'
ST
C
FLOWERING SHRUBS HARDSCAPED ST
601
SS
G
-SHADE TOLERANT ENTRANCE
OH
G
ST
PROPOSED 601 601 601 601 601
OH
FFE=597.71 PROPOSED SCULPTURES
SS
2-CRAB 1-MAPLE 1-MAPLE
OH
2-HAWTHORN 2-CRAB
ST
C
W/ SUBDUED LIGHTING
602
G
G
SS
OH
ST
OH
602
OH
602 602 602 602
OH
SS
OH
1-TUPELO
C
G
OH
ST
1-SERVICEBERRY
OH
OH
G
1-CRAB 1-CRAB 1-IRONWOOD
SS
ST
OH
603 603 603 603 603
60
G
OH
OH
OH
3
SS
OH
OH
+
G
+
ST
OH
OH
OH
FFE=597.73 FFE=597.71
SS
OH OH OH
G
OH OH OH OH OH OH OH OH OH OH OH OH
OH
ST
OH
OH
SS
G
PROPOSED
ST
SS
FFE=597.71
OH
ST
G
OH SS
ST
SS
FFE=609.68
G
+
OH
ST
OH SS
ST
G
SS
ST
OH SS
G
PLANT LIST
KEY SIZE COMMON NAME BOTANICAL NAME MATURE SIZE/COMMENTS PLANTING NOTES:
CANOPY TREES 1. DRIVEWAY ENTRANCE PLANTINGS, SIGN PLANTINGS, BUILDING FOUNDATION PLANTINGS, AND COURTYARD PLANTINGS TO BE DESIGNED BY
OTHERS AT OWNER'S DIRECTION. PLANTINGS AT ENTRNACES AND SIGNAGE SHALL MEET CLEAR VISION REQUIREMENTS.
MAPLE 2-1/2"BB CELEBRATION MAPLE ACER X FREEMANII 'CELZAM' 45'Hx25'S; SEEDLESS; COMPACT; RED & GOLD FALL COLOR
2. ALL TREES AND SHRUBS SHALL BE PLANTED A MINIMUM OF 4' AWAY FROM PAVEMENT. PLANTS SHALL BE PLANTED OUTSIDE FRONT UTILITY
REDBUD 2-1/2"BB REDBUD CERCIS CANADENSIS 30'Hx25'S; HEART-SHAPED LEAVES; GOLDEN-YELLOW FALL COLOR EASEMENT AND AS CLOSE TO EDGE OF DRAINAGE EASEMENTS AS POSSIBLE.
TUPELO 2-1/2"BB TUPELO / BLACK GUM NYSSA SYLVATICA 50'Hx30'S; PYRAMIDAL; ORANGE, RED & GOLD FALL COLOR 3. ALL LAWN AND PLANTING AREAS SHALL BE IRRIGATED WITH UNDERGROUND IRRIGATION IN SUCH WAY TO MAINTAIN VEGETATION IN A HEALTHY
IRONWOOD 2 1/2"BB AMERICAN HOPHORNBEAM OSTRYA VIRGINIANA 30'Hx25'S; SLOW GROWTH; TOLERATES URBAN CONDITIONS; GOLDEN FALL COLOR AND GROWING MANNER.
ORNAMENTAL TREES 4. ALL LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER. TREES AND OTHER VEGETATION THAT DIE SHALL BE PROMPTLY REPLACED WITH IN
AMELANCHIER 2"BB AUTUMN BRILLIANCE SERVICEBERRYAMELANCHIER X GRANDIFOLIA 'AUTUMN BRILLIANCE'
20'Hx15'S; TREE FORM; WHITE SPRING FLOWERS, RED FRUIT, BRILLIANT FALL COLOR KIND VEGETATION.
2"BB CRUSADER HAWTHORNE CRTAEGUS C. INERMIS 'CRUZAM' 15'Hx12'S; THORNLESS; WHITE FLOWERS, GLOSSY FOLIAGE, ORANGE/PURPLE-RED IN FALL; RED FRUIT 5. CONTRACTOR SHALL PROVIDE SPECIFIED TREES, SHRUBS, GROUND COVERS AND OTHER PLANT MATERIAL THAT COMPLY WITH ALL
HAWTHORN
RECOMMENDATIONS AND REQUIREMENTS OF ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY STOCK." PLANT MATERIAL SHALL BE HEALTHY,
CRAB 2"BB AMERICAN SALUTE CRAB MALUS 'AMSALZAM' 18'Hx10'S; ROSE-RED SPRING FLOWERS; MAROON FOLIAGE; DISEASE RESISTANT VIGOROUS STOCK GROWN WITH GOOD HORTICULTURAL PRACTICE AND INSTALLED IN ACCORDANCE WITH METHODS ESTABLISHED BY THE
LILAC 2"BB IVORY SILK LILAC SYRINGA RETICULATA 'IVORY SILK' 20'Hx15'S; CREAMY-WHITE FLOWERS IN JULY; HARDY COMPACT TREE AMERICAN ASSOCIATION OF NURSERYMEN. A 06/24/24 DOC REL 09 - ADDENDUM A
ORNAMENTAL SHRUBS 6. SEED SHALL BE PLACED OVER 6" TOPSOIL IN ALL PROPOSED LAWN AREAS AND ALL AREAS DISTURBED BY CONSTRUCTION EXCEPT AS NOTED ON 06/03/24 DOC REL 07 - IFB
THE PLANS. SOD SHALL BE PLACED IN ALL AREAS AS SHOWN ON THE PLANS OVER 4" TOPSOIL. 04/22/24 DOC REL 05 - 85% CD
ALTHEA 24" CONT. ALTHEA (ROSE-OF-SHARON) HIBUSCUS SYRIACUS 'APHRODITE' 8'Hx6'S; DARK PINK FLOWERS, LATE SUMMER; SUN/SHADE
7. PLANTING SOIL CONSISTING OF 1/3 TOPSOIL, 1/3 PEAT MOSS AND 1/3 SAND SHALL BE PLACED IN ALL GROUND COVER AND FLOWER BEDS. DEPTH 03/11/24 DOC REL 04 - 50% CD
SHALL BE NOT LESS THAN 8". 02/09/24 DOC REL 03 - PRICING
6. FOLLOWING CONSTRUCTION, RESTORE ALL DISTURBED AREAS WITH EARTH CARPET SPARTAN GRADE "A" SEED MIX, UNLESS OTHERWISE NOTED. 01/22/24 DOC REL 02 - DD
LAWN- SPARTAN GRADE A MIX 7. PLANT MATERIAL SUBSTITUTIONS SHALL BE APPROVED BY OWNER & LANDSCAPE ARCHITECT. REV DATE DOC REL ## - DESCRIPTION
SPARTAN GRADE A MIXTURE by Earth Carpet
10% Cannon Kentucky Bluegrass
10% Gold Rush Kentucky Bluegrass
20% Ronde Kentucky Bluegrass PROJECT # 2300029
15% SR5100 Chewings Fescue
25% SR5210 Creeping Red Fescue PROJECT MANAGER M. VANWIENEN
10% SR4500 Perennial Ryegrass
DESIGNED BY Designer
10% Manhattan 4 Perennial Ryegrass
DRAWN BY Author
SEEDING RATE: 5 LBS. PER 1,000 SQUARE FEET.
HYDROSEED ALL AREAS WITH A SLURRY OF SEED, QUALCHECK Checker
PULVERIZED MULCH, FERTILIZER AND WATER.
PLACE IN ALL DISTURBED AREAS NOT LABELED AS SHEET TITLE
DETENTION BASIN SEED MIX
PHASE 1
LANDSCAPE
GHAFARI ASSOCIATES © 2023
Project Manager
RYAN T. YSSELDYKE, P.E. SHAW WALKER The Surveyor's /
Engineer's liability for any
and all claims, including PLANTING
but not limited to those
arising out of the PLAN
Drawn by Surveyor's / Engineer's
SHRUB PLANTING DETAIL TREE PLANTING DETAIL STEVEN A. MORRIS 902 WASHINGTON AVE professional services,
negligence, gross
MUSKEGON, MICHIGAN 220 Hoover Boulevard
HEI Project Number misconduct, warranties or
misrepresentations shall Holland, Michigan 49423-3766
www.hollandengineering.com
L-101
23-11-013 PT. OF THE NE 1/4 , SECT 25, T10N, R17W
CITY OF MUSKEGON, MUSKEGON CO., MI.
be deemed limited to an
amount no greater than
the service fee.
T 616-392-5938 F 616-392-2116
SHEET NUMBER
0 10' 20' 0 20' 40' 0 30' 60' 0 40' 80' 0 50' 100' 0 60' 120' 0 80' 160' 0 100' 200' 0 200' 400' 0 400' 800' 0 500' 1000' 0 1000' 2000'
1"=10'-0" 1"=20'-0" 1"=30'-0" 1"=40'-0" 1"=50'-0" 1"=60'-0" 1"=80'-0" 1"=100'-0" 1"=200'-0" 1"=400'-0" 1"=500'-0" 1"=1000'-0"
0 1' 2' 0 1' 2' 0 2' 4' 0 2' 4' 0 4' 8' 0 4' 8' 0 8' 16' 0 8' 16' 0 16' 32' 0 16' 32' 0 32' 64'
112"=1'-0" 1"=1'-0" 3
4 "=1'-0"
1
2"=1'-0"
3
8"=1'-0"
1
4"=1'-0"
3
16"=1'-0"
1
8"=1'-0"
3
32"=1'-0"
1
16"=1'-0"
1
32"=1'-0"
SHAW WALKER BUILDING UNIT MIX
6/5/2024 1st floor 2nd floor 3rd floor 4th floor 5th floor Parkland Properties
NO OF % / NO. 75 W Walton Ave., Suite A,
UNITS % / NO. OF GROSS OF NO OF Muskegon, MI 49440
TOTAL NET SF/ GROSS PER % / UNIT BEDROOM NET SF/ SF/ TOTAL BDRM TYPE A % PER
UNIT TYPE QTY QTY QTY QTY QTY UNITS UNIT SF/ UNIT TYPE TYPE TYPE Unit Type Description UNIT UNIT UNITS TYPE UNITS TYPES* 231-722-7001
BUILDING 3 - Apartments A1 studio/Junior BR 403 460 10 6.19% https://parklandmi.com/
UP ST - A1 studio/Junior BR 2 2 2 2 2 10 403 460 27 3.06% 8.26% A2 studio/Junior BR 426 480 12
ST - A2 studio/Junior BR 2 3 2 3 2 12 426 480 3.67% A3 studio/Junior BR 443 484 5
ST - A3 studio/Junior BR 1 1 1 1 1 5 443 484 1.53% A4 studio/Junior BR 511 537 4 SHAW WALKER
1 BR - B1 1br/1ba 8 8 8 8 8 40 588 661 259 12.23% 79.20% B1 1br/1ba 588 661 40 70.26% 2.09% 930 WASHINGTON AVE
1 BR - B2 1br/1ba 10 10 10 10 10 50 527 562 15.29% B2 1br/1ba 527 562 50
MUSKEGON, MI 49441
1 BR - B3 1br/1ba 16 17 18 18 18 87 617 635 26.61% B3 1br/1ba 617 635 87
1 BR - B3 ANSI 1br/1ba 1 1 1 1 1 5 640 660 1.53% B3 ANSI 1br/1ba 640 660 5 5
1 BR - B4 1br/1ba 2 2 2 2 2 10 614 656 3.06% B4 1br/1ba 614 656 10
A 1 BR - B7 1br/1ba 13 14 13 14 13 67 510 539 20.49% B5 1br/1ba 740 800 2
2 BR - C1 2br/2ba 2 3 3 3 3 14 1,154 1,204 39 4.28% 11.93% B7 1br/1ba 510 539 67
DN 2 BR - C2 2br/2ba - 1 1 1 1 4 1,159 1,201 1.22% B8 ANSI 1br/1ba 742 800 3 3
DN 2 BR - C4 2br/2ba 2 2 2 2 2 10 888 940 3.06% B9 1br/1ba 637 694 1
2 BR - C8 2br/2ba 1 1 1 1 1 5 1,030 1,095 1.53% B10 (B7) 1br/1ba 540 582 23
UP 2 BR - C9 2br/2ba 1 - 1 - 1 3 776 830 0.92% B10 (B2) 1br/1ba 540 582 23 37 OTTAWA NW
DN DN UP
DN
DN
DN 2 BR - C13 2br/2ba - - 1 1 1 3 848 904 0.92% B11 1br/1ba 732 763 35 SUITE 700
3 BR - D1 3br/2.5ba - - 1 1 - 2 1,208 1,315 2 0.61% 0.61% B12 1br/1ba 704 767 1 0.39% GRAND RAPIDS, MI 49503-2900 USA
327 B20 1br/1ba 769 808 5 TEL +1.616.771.0909
BUILDING 4 - Apartments C1 2br/2ba 1154 1204 14 21.56% 2.54% www.ghafari.com
1 BR - B5 1br/1ba - - 1 1 - 2 740 800 6 12.50% 37.50% C2 2br/2ba 1159 1201 4
1 BR - B8 ANSI 1br/1ba - - - 3 - 3 742 800 18.75% C4 2br/2ba 888 940 10
UP 1 BR - B9 1br/1ba - - - 1 - 1 637 694 6.25% C6 2br/2ba 1192 1263 2
3 BR - C3 3br/2.5ba - 1 1 - - 2 1,281 1,336 6 12.50% 37.50% C7 2br/2ba 922 984 2
3 BR - C5 3br/2.5ba - 2 2 - - 4 1,345 1,436 25.00% C8 2br/2ba 1030 1095 5
2 BR - C6 2br/2ba - 1 1 - - 2 1,192 1,263 4 25.00% C9 2br/2ba 776 830 3
ANSI 2 BR - C7 2br/2ba - - 1 1 - 2 922 984 12.50% C10 2br/2ba 958 995 1 0.39%
16 C13 ANSI 2br/2ba 848 904 3 3
ANSI ANSI BUILDING 5 - Apartments C20 2br/2ba 958 990 5
ST - A4 studio/Junior BR - 1 1 1 1 4 511 537 4 4.49% 4.49% C21 2br/2ba 951 1003 6
1 BR - B10 (B7) 1br/1ba - 6 6 6 5 23 540 582 82 25.84% 92.13% C22 2br/2ba 1092 1127 8
1 BR - B10 (B2) 1br/1ba 6 6 6 5 23 540 582 C23 2br/2ba 1349 1414 5 CONSULTANT INFORMATION
1 BR - B11 1br/1ba 7 7 7 7 7 35 732 763 39.33% C24 2br/2ba 1261 1322 5
1 BR - B12 1br/1ba - 1 - - - 1 704 767 1.12% C25 2br/2ba 1262 1314 5
2 BR - C10 2br/2ba 1 1 958 995 1 1.12% 1.12% C26 2br/2ba 1364 1476 5
3 BR - D2 3br/2.5ba - - 1 1 - 2 1,121 1,181 2 2.25% 2.25% C27 2br/2ba 1262 1337 10
89 C28 2br/2ba 1262 1337 10
BUILDING 6 - Condos C29 2br/2ba 1277 1371 5
1 BR - B20 1br/1ba 1 1 1 1 1 5 769 808 5 7.25% 7.25% D1 3br/2.5ba 1208 1315 2 2.00%
2 BR - C20 2br/2.5ba 1 1 1 1 1 5 776 830 64 7.25% 92.75% D2 3br/2.5ba 1121 1181 2
2 BR - C21 2br/2.5ba 2 1 1 1 1 6 951 1,003 8.70% C3 3br/2.5ba 1281 1336 2
2 BR - C22 2br/2.5ba - 2 2 2 2 8 848 904 11.59% C5 3br/2.5ba 1345 1436 4
2 BR - C23 2br/2.5ba 1 1 1 1 1 5 1,349 1,315 7.25% 501
2 BR - C24 2br/2.5ba 1 1 1 1 1 5 1,261 1,322 7.25% * Studio & 1 BR Combined and 2 BR & 3BR Combined for % Type A per type
2 BR - C25 2br/2.5ba 1 1 1 1 1 5 1,262 1,314 7.25%
2 BR - C26 2br/2.5ba 1 1 1 1 1 5 1,364 1,476 7.25% ANSI required units (2%) total
2 BR - C27 2br/2.5ba 2 2 2 2 2 10 1,262 1,337 14.49% Phase 1 Unit Subtotal (Bldg... 61 69 73 74 66 343 7
2 BR - C28 2br/2.5ba 2 2 2 2 2 10 1,262 1,337 14.49% Phase 2 Unit Subtotal (Bldg... 20 35 35 35 33 158 4
2 BR - C29 2br/2.5ba 1 1 1 1 1 5 1,277 1,371 7.25% TOTAL ANSI UNITS REQUIRED 501 11
69
ANSI ST 0
TOTAL BLDG UNITS 81 104 108 109 99 501 1BR (B3, B8) 8
TOTAL GROSS UNIT SF 45,554 60,205 64,718 62,880 55,380 288,737 2 BR (C13) 3
NIC NIC Common Areas (corridors, stairs, etc) 20,226 16,203 13,877 14,003 22,468 86,777 3 BR 0
Parking (not included in calc) 0 - - - - - TOTAL ANSI UNITS PROVIDED 11
Clubhouse - - - - 2,597 2,597
NIC
Utility 1,231 1,953 1,058 2,828 762 7,832
Future Restaurant 5,460 - - - - 5,460
Future Retail 4,448 - - - - 4,448
Storage 7,387 1531 2353 2,849 1,082 15,202
% Efficiency 74.55% 77.27% 81.79% 79.61% 68.61% 70.24%
TOTAL GROSS BLDG (W/O... 84,306 79,892 82,006 82,560 82,289 411,053
REGISTRATION SEAL
ICC A117.1 NOTE
SEE DRAWINGS FOR UNIT LISTED AS ANSI (THESE ARE "TYPE A UNITS"). ALL OTHER
5 UNIT MIX - FIFTH FLOOR 3 UNIT MIX - THIRD FLOOR
UNITS ON ACCESSIBLE LEVELS (SEE THIS SHEET FOR LOCATIONS) ARE CONSIDERED
"TYPE B UNITS". BLOCKING SHALL BE INSTALLED IN ALL UNITS FOR FUTURE
ADAPTATIONS. GRAB BARS IN TYPE A UNITS CAN BE INSTALLED IN THE FUTURE.
AD2-00-01 SCALE: 1" = 60'-0" AD2-00-01 SCALE: 1" = 60'-0" OCCUPANCY TYPE AND UNIT MIX
A1 C6 FITNESS
A2 C7 FUTURE
RESTAURANT (A2)
A3 C8
FUTURE
DN UP RESTAURANT
A4 C9 LOADING (S2)
B1 C10 FUTURE RETAIL (M)
B2 C13 - ANSI STORAGE (S2)
B3 C20 UTILITY
DN
DN
DN
UP B3 - ANSI C21
UP DN
UP
B4 C22
DN
DN UP
B5 C23
ANSI
DN
DN
B7 C24
ANSI
ANSI ANSI B8 - ANSI C25
ANSI UP
DN
B9 C26
B10 C27
B11 C28
B12 C29
B20 D1
C1 D2 A 06/24/24 DOC REL 09 - ADDENDUM A
06/03/24 DOC REL 07 - IFB
04/22/24 DOC REL 05 - 85% CD
C2 BUSINESS (B) 03/11/24 DOC REL 04 - 50% CD
REV DATE DOC REL ## - DESCRIPTION
C3 CLUBHOUSE
PROJECT # 2300029
NIC NIC NIC C4 COMMON SPACE PROJECT MANAGER M. VANWIENEN
6/24/2024 8:50:58 AM
NIC
DESIGNED BY A. ECKERT
C5 LOUNGE (A2) DRAWN BY B. CHIU / N. WIERSMA
NIC QUALCHECK GRAND RAPIDS
SHEET TITLE
UNIT MATRIX
PLANS
GHAFARI ASSOCIATES © 2023
4 UNIT MIX - FOURTH FLOOR 2 UNIT MIX - SECOND FLOOR 1 UNIT MIX - FIRST FLOOR
AD2-00-01 SCALE: 1" = 60'-0" AD2-00-01 SCALE: 1" = 60'-0" AD2-00-01 SCALE: 1" = 60'-0"
GO1-01-00
SHEET NUMBER
1"=10'-0"
0 10' 20'
1"=20'-0"
0 20' 40'
1"=30'-0"
0 30' 60'
1"=40'-0"
0 40' 80'
1"=50'-0"
0 50' 100'
1"=60'-0"
0 60' 120'
1"=80'-0"
0 80' 160'
1"=100'-0"
0 100' 200'
1"=200'-0"
0 200' 400'
1"=400'-0"
0 400' 800'
1"=500'-0"
0 500' 1000' 0 1000' 2000' 00-1-0
1"=1000'-0"
Hearing, Case 2024-15: Request to amend the planned unit development (PUD) at 3400,3460, 3474 Wilcox
Avenue, 1875 Waterworks Road, and 1490 Edgewater Street (the Docks).
SUMMARY
1. The original PUD was approved in June of 2019 and was amended in June of 2020. The amendment
was to relocate the boat basin, the addition of six housing units and an additional street connection to
Edgewater St via Manhattan Ave.
2. The applicant has spent the past few years working with the Michigan Department of Environment,
Great Lakes, and Energy (EGLE) to determine where the established wetlands are located on site.
EGLE has determined that more of the property is considered an established wetland than previously
thought. The applicant is proposing this revised PUD to avoid developing on these wetlands.
3. Please see the attached site plan packet that includes all of the relevant development information and
changes from the previously approved PUD.
4. Please see the attached “Lot Descriptions and Setbacks” document, which describes the buildings
shown on the site plan. The site plan depicts units 124 and 125, but does not label them. They are
located just east of units 93-96.
5. The underlying zoning of the property is R-1, Low-Density Single-Family Residential. According to
the zoning ordinance, “Where a cluster development abuts a body of water, at least 50% of the
shoreline, as well as reasonable access to it, shall be a part of the common open space land.” This
proposed PUD increases the waterfront public access from 51% in the last PUD to 85% in this
amendment.
6. There are 85 public parking spaces located in front of the multi-family buildings, near the common
area. Residential parking for the multi-family housing will be located behind the buildings.
7. The fire access road to Harbour Towne has remained on the plan.
8. Please see the “Marina vs Private Docks” attachment. Dock locations on the site plan are just for
reference.
9. Notice was sent to all properties within 300 feet of the subject property. At the time of this writing,
staff had not received any comments from the public.
STAFF RECOMMENDATION
Staff recommends approval of PUD amendment with the condition that the stormwater permit be obtained
from the Engineering Department. Staff may have more recommendations at the meeting.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the planned unit development (PUD) at 3400,3460, 3474 Wilcox Avenue,
1875 Waterworks Road, and 1490 Edgewater Street be recommended to the City Commission for approval
with the following conditions:
1. The applicant receives a stormwater permit from the Engineering Department.
11
Planned unit Development
Application for Second Amendment to PUD
July 11, 2024
Table of Contents
The Sand Docks Development
• Executive Summary
• Changes from the June 2020 Approved PUD
• The PUD Requirements
• Landscape and Architecture of the Development
• Engineering and Development Strategy
• Project Phasing Plan
EXHIBITS
A. Location of the Site
B. Approved PUD Site Plan
C. Proposed PUD Site Plan
D. Drawings
1 Topographic Survey
C-200 Site Layout Plan
C-300 Grading and Drainage Plan
C-400 Utility Layout Plan
C-700 Typical Sections
FIG-1 Vehicle Tracking Exhibit
FIG-2 Phasing Plan
FIG-3 Public Vs Private Access Figure
E. Lots and Setbacks
F. Conceptual Architecture
Executive Summary
The Sand Docks (previously referred to as The Docks) is situated between 1000’ feet of existing
Muskegon Lake shoreline on the East and a short walk to Lake Michigan on the West. The site
location is shown on Exhibit A. The Sand Docks emphasizes engagement of the water and open
space throughout the pedestrian-oriented development. Greenspace, dune ridges and
landscaping form the perimeter and buffer the development from neighboring residents.
The Sand Docks’ new 10.5 acre boat basin takes center stage, providing immediate access to
Muskegon Lake and just minutes away from Lake Michigan via the Muskegon channel. This
feature provides one mile of new waterfront, varying in width from 90’ to 280’ and contains a
variety of shoreline conditions from gradual sloping sand shore to hard seawall, enabling for a
variety of uses. The boat basin will include 81 marina docks and 25 docks at private residences.
Common amenities include boardwalks, parks, trails and firepits. Residents may enjoy over-
water decks, docks, boathouses. Anchoring the boat basin is the community center with a pool,
fitness center, pickleball courts, a kayak launch and other amenities for residents and a
neighborhood restaurant for public enjoyment. Waterfront homes, including some with
boathouses make up one area while cottages fronting on pocket parks and boardwalks find
their place in another.
The underlying zoning for the property is R-1. As a PUD The Sand Docks is an innovative design
incorporating mixed and varied uses, clustering homes in some areas while providing significant
open space in the form of parks, wetlands, walkways and water. The density under the
proposed PUD is 240 units, approximately the same as was approved in 2020.
In addition to residential units there are 28 standalone garages/storage sheds. One non-
residential building will house a restaurant, ice cream store and convenience/marine supply
store, community room, fitness room and locker rooms.
Changes from the June 2020 Approved PUD.
The City Commission approved the Planned Unit Development (PUD) for The Sand Docks on
June 25, 2019 followed by an approval of an amendment on June 23, 2020.
From a high – level the current site plan looks very similar to that which was approved in 2020.
See Exhibits B and C.
Significant changes to the PUD plan as previously approved include the following:
• A conservation easement totaling 9.88 acres which includes wetlands that will not be
impacted by the development is being established. The previous plan included 3.63
acres of wetland, most of which was being created.
• The amount of waterfront accessible to the public is increasing from 51% to 85%.
• The number of lots for single family homes in decreasing from 141 to 123
• The large 4-story, 30-unit condo building is being eliminated.
o There will be 3 smaller condo building of 2-3 stories with 9 to 18 units.
The Planned Unit Development Requirements
The Sand Docks has not been designed as a PUD to increase density, or cluster homes to reduce
infrastructure cost but rather to take advantage of the reduced area, width and setbacks below
the normal minimums, to allow homes to be more engaged with the newly created 10.5-acre
boat basin.
Following are the calculation of the density, open space and waterfront access requirements of
the zoning ordinance.
POST DEVELOPMENT DENSITY CALCULATION
UNDEVELOPABLE AREAS
Wetland Area/Conservation Easement 9.88 Area Dedicated for Conservation Easement
Surface Water/Floodplain 10.48 Boat Basin
Street R.O.W 9.76
Private Easement 2.39
Marina Parking 0.48
Total Vehicle Access 12.63 Public R.O.W., Private Access Easment, Parking
Area of Infiltration Basins 2.62
Area of Steep Slopes 8.4 Includes Critical Dune Area and Banks above wetland
Total Undevelopable Area 44.01
Overall Area of Site 76.68
Net Developable Area 32.67
Allowed Dwelling Units 237 Net Developable Area / Minimum Lot Size of 6,000 sq ft (R-1 Zoning)
Density - units per acre 7.25
Proposed Dwelling Units 240
Density - units per acre 7.35
Bonus Units: Where developer provides additional open space or amenities within development, additional density may be
granted. A maximum of a 10% unit bonus may be granted to the development for additional amenities such as public trail
easement, additional open space, additional common water front area, and additional landscaping.
OPEN SPACE CALCULATION
Section 403.4 requires a minimum of 15% of the site to be dedicated common open space.
At least one third of the dedicated open space shall be usable open space.
Wetland 5.21 Area of Non-Impacted Wetland
Conservation Easement - outside wetland 4.67 Easements Surronding Non-impacred Wetlands
Green Belts and Parks 9.67 Excludes Stormwater Basins
Critical Dune/Steep Slopes 8.40
Total Open Space 27.95
Overall Area of Site 76.68
Percentage Open Space 36.5%
Usable Open Space (Green Belts, Parks and 22.74
Percentage Usable Open Space 81.4%
WATERFRONT ACCESS CALCULATION
Section 403.6 requires a minimum of 50% of the shoreline be open space
Accessible Waterfront - in feet
Boardwalk 1,201
Green Belt (Boat Basin) 4,023
Green Belt (Muskegon Lake) 365
Total Accessible Waterfront 5,589
Total Waterfront - in feet
Muskegon Lake 1,000
Boat Basin 5,577
Total Length of Waterfront 6,577
Percentage Accessible Waterfront 85.0%
Drawings Sheet FIG-3 included in EXHIBIT D depicts the areas used in the above calculations.
Landscape and Architecture of the Development
The Sand Docks will consist of 123 site condominium lots for detached homes, 75 townhomes,
an 18-unit, two/three-story condominium building, a 15-unit, two/three-story condominium
building and a 9-unit, two/three-story condominium building. Entering the The Sand Docks
from Waterworks you will climb the dedicated access road (completed in 2023) at a 7% grade
and at the crest, be sitting 30 feet above the boat basin with views of the entire development
and out to Muskegon Lake. As you descend toward the south end of the boat basin you will
pass a variety of townhomes on both sides of the road. In addition to 25 lots with private boat
slips there will be approximately 81 boat slips located throughout the basin for residents not
able to have private docks.
The south end of the development has the highest density and in addition to the townhomes
includes a condominium building site, the pool, kayak launch, pickle ball courts and a public
plaza. A building at this location will house a restaurant, ice cream store and
convenience/marine supply store, community room, fitness room and locker rooms. The
restaurant overlooking the marina will have seating for 85 indoors and additional outdoor
seating on a seasonal basis.
Waterfront homes on the east side of the basin will be close to the water and include boat
houses and private docks. Sidewalks through this east neighborhood lead to a boardwalk
through the wetlands fronting the south side of the entrance to the basin from Muskegon Lake.
The homes and 9-unit condo building at the furthest point out on Public Road E are elevated
with multi directional views of Muskegon Lake and the wetlands. Smaller cottage style homes
in the east neighborhood front natural dune landscaping with a boardwalk leading to
greenspace on the boat basin.
Along the west side of the basin the architecture transitions from small Nantucket style “fish
huts” on the boardwalk to homes with large lots and public greenspace fronting the boat basin.
Further north are homes looking across the road to the Marina channel and on the opposite
side of the alley, homes and townhomes overlooking Harbour Towne marina. On Muskegon
Lake at the furthest northeast corner there are 9 Muskegon Lake lots.
Conceptual architecture of housing is included in EXHIBIT F.
The Vision of The Sand Docks is set forth in greater detail in the Design Guidelines. Adherence
to the Design Guidelines and hence the vision will be controlled through a Design Review
Board.
Engineering and Development Strategy
The project is well situated within the City of Muskegon to be serviced by existing
infrastructure. We, in collaboration with our development team, have completed a detailed
due diligence evaluation of the property and available infrastructure to support it. The project
is bordered on all sides with existing development including the Harbour Towne Condominium
development and the Lake Michigan Park Plat to the west, the original City of Muskegon Plat to
the south, the Edgewater Plat to the East and Harbour Towne Marina and Harbour Towne
Beach to the north. This existing development has created a network of roadways and utility
corridors that are sufficient to support the proposed development.
Preliminary meetings and correspondence with the City of Muskegon Fire Marshall influenced
the width of streets and alleys and emergency vehicle operational areas. Further review of the
plan is anticipated.
The entry into The Sand Docks is at the intersection of Wilcox Avenue and Plum Street. An
additional gated, emergency access will be located on the northwest side of the development
across from Harbour Townes’s “Sand Dock Ct”.
During design and construction of the Harbour Towne development, future development on
the property currently proposed as The Sand Docks was anticipated and utility connection stubs
were provided at the south end of that development. With regards to public water supply,
there is adequate flow and pressure in the existing network to support the proposed
development. The development engineering team has met with City Engineering staff and we
have worked with them to identify connection points and main sizes that will strengthen flows
and pressures in the area and provide redundancy as required by the Michigan Department of
Environmental Quality (MDEQ) and good engineering practices. It should be noted that the
water filtration plant is located almost due south of this development. During the previously
approved PUD the City Engineering Department was in agreement with the layout of our
proposed piping, reserving the right to offer further comments during the design and
permitting stage.
Sanitary waste from The Sand Docks is proposed to connect to the existing 10-inch sewer stub
at the south end of the Harbour Towne Condominiums and to an existing manhole located at
the end of Sand Docks Court in the Harbour Towne development. These connection points flow
to an existing pump station in Harbour Towne and then is pumped to Wilcox Avenue where it
will flow by gravity into the City’s system. It is clear that the Harbour Towne lift station was
designed to accommodate a future development and that there is extra capacity in the system.
The Basis of Design Developed for the existing Harbour Towne lift station indicates that it has
the capacity for about 426 residential equivalent units (REU’s). An REU is the amount a normal
residential household would be expected to discharge to the system. It has been estimated
that there are about 200 REU’s connected to the lift station leaving a capacity of 226 REU’s.
Based on this, the Harbour Towne Lift station would require only minor modifications to
accommodate the Sand Docks Development and then only once the final phase of the
development commences. Meanwhile, flows to the lift station will be monitored to verify the
design assumptions. The engineering team will be working closely with City Staff during
detailed design to ensure that the proposed infrastructure meets the City’s requirements for
development.
Utility and Grading Plans as well as the Site Survey are included under EXHIBIT D.
Project Phasing
A Special Exception Permit from the Michigan Department of Environmental Quality was
received on May 23, 2018. This permit allowed for the removal of vegetation, construction of
an access road and pedestrian walkway and revegetation of the disturbed areas of the critical
dune. This work was completed between December of 2022 and April of 2023.
Multiple meetings have been held with the Michigan Department of Environment, Greta Lakes
and Energy (EGLE, formerly MDEQ) to discuss the project and the joint permit application was
subsequently submitted to the EGLE and United States Army Corps of Engineers. This permit
will cover dredging below the ordinary high water mark of Muskegon Lake to connect the new
boat basin to the lake, removal of old piling and mooring dolphin in Muskegon Lake,
unavoidable impact to certain wetlands that were incidentally created as a result of historical
mining operations at the site, off-site compensatory wetland mitigation, installation of rip-rap
breakwaters at the entrance to the connecting channel, rip-rap placement at various shoreline
locations, installation of fixed pier and/or floating docks in the boat basin, kayak/canoe
launching areas and marina pump out facilities as may be required.
The next meeting with EGLE is scheduled for late June, 2024 to review what is believed to be
final engineering details of stormwater design, the channel entrance and the conservation
easement.
ENTRANCE ROAD – completed April, 2023
PHASE 1 will begin upon receipt of the EGLE permit, anticipated to be in the fall of 2024. This
phase includes construction of the boat basin, the completion of Public Roads A, B and C lots 20
through 56 and a condominium site.
PHASE 2 includes Public Roads E, F and G, the townhome and condominium sites and
community amenities at the south end of the basin.
PHASE 3 includes Public Road H along with lots 1 through 19 and townhome sites.
Drawing FIG-2 in EXHIBIT D shows the phasing.
EXHIBIT A
LOCATION OF THE SITE
Sand Docks Site
0123456ÿ89 9 ÿ 34ÿ455245ÿ0123456ÿ89 9 ÿ5ÿ22ÿ ÿ 45ÿ2 25ÿ4 34ÿ2 ÿ22ÿ89 9 9 ÿ!ÿ
Former Bluffton School
0123456ÿ89 9 ÿ 34ÿ0123456ÿ89 9 ÿ225ÿ4 34ÿ2ÿ22ÿ89 9 ÿ ÿ
EXHIBIT B
APPROVED PUD SITE PLAN
EXHIBITPLAN
PREVIOUSLY AMENDED PUD LANDSCAPE B
BEACHAREA
EXHIBIT C
PROPOSED PUD SITE PLAN
71 77
84 97
72
70 78 90
69 85 98
68 73
79 91
67 86 99
74 92
CC 80
87
75
81 H G
111
76
93 I
88
82 94 J
66 89
83 95
65 M K F
96
64
123
122
L
121
120
63
119
118
117
E
116
62
115
114
113
112
61
110
109
108
107
60
106
55
105
59
104
103
58 AA
102
54
101
57
56 53
100
N 52
51
21 20
22
50 24 23
27 26 25
28
49 31 30 29
34 33 32
D
36 35
48 37
38
47
39
41 40 C
46 43 42
45 44
BB
19
18
17
B
16
15
14
A 13
12
11
10
9
8 7
6 5
4 3
2
1
EXHIBIT D
DRAWINGS
1 Topographic Survey
C-200 Site Layout Plan
C-300 Grading and Drainage Plan
C-400 Utility Layout Plan
C-700 Typical Sections
FIG-1 Vehicle Tracking Exhibit
FIG-2 Phasing Plan
FIG-3 Public Vs Private Access Figure
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Tuesday, June-11-2024 at 1:41pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-2-SLP-00.dwg treimer
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DOCKS
58
1.7%
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9 CRITICAL DUNE
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590
S89°29
(FOR REF ONLY, TYP)
MICOAST
5
582
584 BOUNDARY
SEPTEM G INFORMAT
ESS/EG
585 590 587
5.2%
5:1 (TYP)
58
R INGR
586 591
9
FM
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595
593
594
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594
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Tuesday, June-11-2024 at 1:41pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-3-GRD-00.dwg treimer
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R
0
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PARADIGMDESIGN
ARCHITECTS | ENGINEERS
SA
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S/EGRE
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EASEME
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4
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INGRESS/EGRESS TO EXISTING 560 MART ST.
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PUBLIC
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DOCK CT
EASEMENT MUSKEGON, MI 49440
Tuesday, June-11-2024 at 1:42pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-4-UTP-00.dwg treimer
N
SA
TR
W
RELEASE DATE
DATE DESCRIPTION
SAND
B EX.
05-23-19 FINAL PUD SUBMITTAL
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M
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CENTERLINE {NAME OF ROAD} CENTERLINE {NAME OF ROAD}
36' ROW
PROPOSED RIGHT OF WAY LINE
PROPOSED RIGHT OF WAY LINE
PROPOSED UTILITY EASEMENT
PROPOSED UTILITY EASEMENT
10' 48' ROW 10'
PROPOSED RIGHT OF WAY LINE
PROPOSED RIGHT OF WAY LINE
PROPOSED UTILITY EASEMENT
PROPOSED UTILITY EASEMENT
10' 10'
PARADIGMDESIGN
ARCHITECTS | ENGINEERS
13' PAVEMENT 13' PAVEMENT 415 Leonard Street NW, Suite 200
Grand Rapids, MI 49504
1' 5' 5' 2' 11' TRAFFIC LANE 11' TRAFFIC LANE 2' 5' 5' 1' 5' 2' 11' TRAFFIC LANE 11' TRAFFIC LANE 2' 5' (616) 785-5656
2' 3' 2' 3' 5E-2
5E-1 PLAN GRADE & Grand Rapids | Phoenix | Traverse City
PLAN GRADE & www.paradigmae.com
4E-1 CROWN POINT 4E-2
CROWN POINT
2.0% 2.0% GRADE 2.0% GRADE 2.0% 2.0% GRADE 2.0% GRADE
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PUBLIC ROADWAY A, B, C, D, E, H
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NOT TO SCALE
NOT TO SCALE
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CENTERLINE {NAME OF ROAD}
10' 53' ROW 10'
PROPOSED RIGHT OF WAY LINE
PROPOSED RIGHT OF WAY LINE
PROPOSED UTILITY EASEMENT
PROPOSED UTILITY EASEMENT
R6"
CONCRETE OR
ASPHALT PAVING 1-1/4"
24' 31' APPROX. 3400 WILCOX AVE,
MUSKEGON, MI 49440
1"
11' PAVEMENT 18' PAVEMENT ADDRESS 3
9-1/2"
7-1/2"
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1' 5' 5' 2' 11' TRAFFIC LANE 11' TRAFFIC LANE 7' PARKING 2' 5' 5' 1'
CLIENT
2' 3' 5E-1
PLAN GRADE &
CROWN POINT 4E-1
12" MICOAST
24"
2.0% 2.0% GRADE 2.0% GRADE 2.0% NOTES 1) CONTRACTION JOINTS SHALL BE PLACED EVERY 10 FT. PROPERTIES, LLC
2) EXPANSION JOINTS SHALL BE PLACED AT 350 FT. MIN.
AND AT ALL RADIUS POINTS.
3) CONCRETE SHALL CONFORM TO M.D.O.T. SPEC. 802.
ROLLED CURB (RESIDENTIAL)
AGGREGATE BASE, x INCH
SUBBASE, CIP, 12 INCH
SIDEWALK, CONC, 4 INCH 24" MOUNTABLE
SUBBASE, CIP, 4 INCH
CONCRETE CURB & GUTTER
WATER SEWER
# NOT TO SCALE
PROPOSED TYPICAL SECTION - PRIMARY STREET WITH PARKING
SECTION APPLIES TO:
PUBLIC ROADWAY A, C, E, F, H
NOT TO SCALE
(231) 722-6691
Tuesday, June-11-2024 at 1:42pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-7-ROW-SEC-00.dwg treimer
560 MART ST.
MUSKEGON, MI 49440
RELEASE DATE
DATE DESCRIPTION
CENTERLINE {NAME OF ROAD} CENTERLINE {NAME OF ROAD} 05-23-19 FINAL PUD SUBMITTAL
10' ROW VARIES 10' 05-21-20 AMENDED PUD
PROPOSED RIGHT OF WAY LINE
PROPOSED RIGHT OF WAY LINE
PROPOSED UTILITY EASEMENT
PROPOSED UTILITY EASEMENT
SUBMITTAL
06-13-24 AMENDED PUD
PRIVATE ACCESS EASEMENT SUBMITTAL
27' 27'
5' PAVEMENT WIDTH VARIES 5'
1' 5' 5' 2' 12' TRAFFIC LANE 2' VARIES VARIES 2' 12' TRAFFIC LANE 2' 5' 5' 1'
3' 2' PLAN GRADE &
5E-1 INVERTED CROWN 5E-2
PLAN GRADE 4E-1 POINT 4E-2
2.0% 2.0% GRADE 2.0% GRADE 2.0% 2.0% GRADE 2.0% GRADE
ROLLED CURB (RESIDENTIAL) SIDEWALK, CONC, 4 INCH AGGREGATE BASE, x INCH
AGGREGATE BASE, x INCH SUBBASE, CIP, 4 INCH
NOT FOR
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GRASSCRETE EMERGENCY ACCESS
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PROPOSED TYPICAL SECTION - BOULEVARD PROPOSED TYPICAL SECTION - PRIVATE ALLEY PROJECT
SECTION APPLIES TO:
PUBLIC ROADWAY E
2306100GR
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N
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Tuesday, June-11-2024 at 1:42pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-FIG-VTE.dwg treimer
VEHICLE PROFILE & DATA
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SA
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RELEASE DATE
7
W
EASEMENT 14, ITEM 14 SCHEDULE B EX.
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05-23-19 FINAL PUD SUBMITTAL
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Tuesday, June-11-2024 at 1:42pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-FIG-PHS.dwg treimer
N
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DATE DESCRIPTION
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Tuesday, June-11-2024 at 1:43pm O:\2306100GR The Docks Muskegon\Drawings - 2306100GR\Civil\03-Production Sheets\_PUD Drawings\100C-FIG-PVP.dwg treimer
N
20.0'
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ALLEY
DATE DESCRIPTION
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05-23-19 FINAL PUD SUBMITTAL
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05-21-20 AMENDED PUD
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EXHIBIT E
CONCEPTUAL ARCHITECTURE
• Pocket Neighborhood Cottages
• Nantucket Style Boardwalk Fish Huts
• Entrance Townhomes
• Cottages Fronting Boardwalk
• Boathouse Homes
• Homes Fronting Road and Marina
• Lakefront Home
POCKET NEIGHBORHOOD COTTAGES
NANTUCKET STYLE BOARDWALK FISH HUTS
ENTRANCE TOWNHOMES
COTTAGES FRONTING BOARDWALK
HOMES FRONTING ROAD AND MARINA
BOATHOUSE - STREET VIEW
BOATHOUSE - STREET VIEW
BOATHOUSE - WATER VIEW
BOATHOUSE - WATER VIEW
LAKEFRONT HOME
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
1 Cottages - Pocket Neighborhood NO NO NO 60 55 3,300 10 10 10 10 3
2 Cottages - Pocket Neighborhood NO NO NO 60 55 3,300 N/A 5 10 5 3
3 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 N/A 5 10 5 3
4 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 10 5 10 5 3
5 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 N/A 5 10 5 3
6 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 10 5 10 5 3
7 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 N/A 5 10 5 3
8 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 10 5 10 5 3
9 Cottages - Pocket Neighborhood NO NO NO 55 50 2,750 10 5 10 5 3
10 Cottages - Pocket Neighborhood NO NO NO 40 60 2,400 10 5 10 8 3
11 Cottages - Pocket Neighborhood NO NO NO 40 60 2,400 10 5 10 8 3
12 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
13 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
14 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
15 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
16 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
17 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
18 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
19 3 story, narrow houses NO NO Alley 40 50 2,000 0 5 10 5 3
20 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
21 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
22 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
23 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
24 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
25 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
26 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
27 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
28 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
29 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
30 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
31 Nantucket style boardwalk cottage YES NO NO 35 38 1,330 8 5 0 5 1
32 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
33 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
34 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
35 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
36 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
37 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
38 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
39 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
40 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
41 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
42 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
43 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
44 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
45 Homes with walk out and or partial split on gr YES NO Front - recessed 53 115 6,095 10 10 30 0 1
46 Front porches overlooking marina YES NO Side 44 100 4,400 10 8 20 8 1
47 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
48 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
49 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
50 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
51 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
52 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
53 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
54 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
55 Front porches overlooking marina YES NO Rear Alley 44 100 4,400 10 8 20 8 1
56 Marina Views YES NO Rear Alley 45 100 4,500 20 8 20 8 1
57 Marina Views YES NO Rear Alley 45 100 4,500 20 8 20 8 1
58 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
59 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
60 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
61 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
62 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
63 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
64 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
65 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
66 Muskegon Lake Lots YES NO Front 50 130 6,500 20 8 30 8 1
67 Muskegon Lake Views NO NO Front 60 110 6,600 20 10 20 10 2
68 Muskegon Lake Views NO NO Front 60 100 6,000 20 10 20 10 2
69 Muskegon Lake Views NO NO Front 60 105 6,300 20 10 20 10 2
70 Muskegon Lake Views NO NO Front 60 110 6,600 20 10 20 10 2
71 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
72 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
73 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
74 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
75 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
76 Elevated lot overlooking wetland/marina NO NO Rear Alley 40 65 2,600 1 12 10 0 2
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
77 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
78 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
79 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
80 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
81 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
82 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
83 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
84 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
85 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
86 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
87 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
88 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
89 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
90 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
91 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
92 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
93 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
94 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
95 Front porches on boardwalk to marina NO NO Rear Alley 40 90 3,600 1 12 15 0 2
96 Front porches on boardwalk to marina NO NO Rear Alley 53 90 4,770 1 12 15 0 2
97 Front porches on boardwalk to marina NO NO Rear Alley 40 78 3,120 1 12 15 0 2
98 Front porches on boardwalk to marina NO NO Rear Alley 40 78 3,120 1 12 15 0 2
99 Front porches on boardwalk to marina NO NO Rear Alley 40 78 3,120 1 12 15 0 2
100 Boat House Lot YES YES Side 120 110 13,200 10 15 0 15 2
101 Marina front lots YES YES Front 120 73 8,760 10 15 30 15 2
102 Marina front lots YES YES Front 40 105 4,200 10 5 30 5 2
103 Marina front lots YES YES Front 40 110 4,400 10 5 30 5 2
104 Marina front lots YES YES Front 40 115 4,600 10 5 30 5 2
105 Marina front lots YES YES Front 40 120 4,800 10 5 30 5 2
106 Marina front lots YES YES Front 40 125 5,000 10 5 30 5 2
107 Marina front lots YES YES Front 40 125 5,000 10 5 30 5 2
108 Marina front lots YES YES Front 40 120 4,800 10 5 30 5 2
109 Marina front lots YES YES Front 40 115 4,600 10 5 30 5 2
110 Marina front lots YES YES Front 40 115 4,600 10 5 30 5 2
111 Overlooking open space NO NO Side 40 90 3,600 10 5 0 5 2
112 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
113 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
114 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
115 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
116 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
117 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
118 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
119 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
120 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
121 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
122 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
123 Boat House Lot YES YES YES 40 90 3,600 10 0 0 5 2
124 Corner Lots NO NO Rear Alley 85 35 2,975 1 5 10 5 2
125 Corner Lots NO NO Rear Alley 85 35 2,975 1 5 10 5 2
126 A Townhomes NO NO Rear Alley 3
127 A Townhomes NO NO Rear Alley 3
128 A Townhomes NO NO Rear Alley 3
129 A Townhomes NO NO Rear Alley 3
130 B Townhomes NO NO Rear Alley 3
131 B Townhomes NO NO Rear Alley 3
132 B Townhomes NO NO Rear Alley 3
133 B Townhomes NO NO Rear Alley 3
134 B Townhomes NO NO Rear Alley 3
135 B Townhomes NO NO Rear Alley 3
136 B Townhomes NO NO Rear Alley 3
137 C Townhomes NO NO Rear Alley 3
138 C Townhomes NO NO Rear Alley 3
139 C Townhomes NO NO Rear Alley 3
140 C Townhomes NO NO Rear Alley 3
141 C Townhomes NO NO Rear Alley 3
142 D Townhomes NO NO Rear Alley 2
143 D Townhomes NO NO Rear Alley 2
144 D Townhomes NO NO Rear Alley 2
145 D Townhomes NO NO Rear Alley 2
146 E Townhomes NO NO Rear Alley 2
147 E Townhomes NO NO Rear Alley 2
148 F Townhomes NO NO Rear Alley 2
149 F Townhomes NO NO Rear Alley 2
150 F Townhomes NO NO Rear Alley 2
151 F Townhomes NO NO Rear Alley 2
152 G Townhomes NO NO Rear Alley 2
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
153 G Townhomes NO NO Rear Alley 2
154 G Townhomes NO NO Rear Alley 2
155 G Townhomes NO NO Rear Alley 2
156 G Townhomes NO NO Rear Alley 2
157 H Townhomes NO NO Rear Alley 2
158 H Townhomes NO NO Rear Alley 2
159 H Townhomes NO NO Rear Alley 2
160 H Townhomes NO NO Rear Alley 2
161 H Townhomes NO NO Rear Alley 2
162 I Townhomes NO NO Rear Alley 2
163 I Townhomes NO NO Rear Alley 2
164 I Townhomes NO NO Rear Alley 2
165 I Townhomes NO NO Rear Alley 2
166 I Townhomes NO NO Rear Alley 2
167 J Row House Lofts NO NO Rear Alley 2
168 J Row House Lofts NO NO Rear Alley 2
169 J Row House Lofts NO NO Rear Alley 2
170 J Row House Lofts NO NO Rear Alley 2
171 J Row House Lofts NO NO Rear Alley 2
172 J Row House Lofts NO NO Rear Alley 2
173 K Row House Lofts NO NO Rear Alley 2
174 K Row House Lofts NO NO Rear Alley 2
175 K Row House Lofts NO NO Rear Alley 2
176 K Row House Lofts NO NO Rear Alley 2
177 K Row House Lofts NO NO Rear Alley 2
178 K Row House Lofts NO NO Rear Alley 2
179 L Townhomes NO NO Road 2
180 L Townhomes NO NO Road 2
181 L Townhomes NO NO Road 2
182 L Townhomes NO NO Road 2
183 L Townhomes NO NO Road 2
184 L Townhomes NO NO Road 2
185 L Townhomes NO NO Road 2
186 L Townhomes NO NO Road 2
187 M Townhomes NO NO Road 2
188 M Townhomes NO NO Road 2
189 M Townhomes NO NO Road 2
190 M Townhomes NO NO Road 2
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
191 M Townhomes NO NO Road 2
192 M Townhomes NO NO Road 2
193 M Townhomes NO NO Road 2
194 M Townhomes NO NO Road 2
195 N Townhomes NO NO Rear Alley 2
196 N Townhomes NO NO Rear Alley 2
197 N Townhomes NO NO Rear Alley 2
198 N Townhomes NO NO Rear Alley 2
199 N Townhomes NO NO Rear Alley 2
200 N Townhomes NO NO Rear Alley 2
201 AA 2-3 Story Condo NO NO NO 2
202 AA 2-3 Story Condo NO NO NO 2
203 AA 2-3 Story Condo NO NO NO 2
204 AA 2-3 Story Condo NO NO NO 2
205 AA 2-3 Story Condo NO NO NO 2
206 AA 2-3 Story Condo NO NO NO 2
207 AA 2-3 Story Condo NO NO NO 2
208 AA 2-3 Story Condo NO NO NO 2
209 AA 2-3 Story Condo NO NO NO 2
210 AA 2-3 Story Condo NO NO YES 2
211 AA 2-3 Story Condo NO NO YES 2
212 AA 2-3 Story Condo NO NO YES 2
213 AA 2-3 Story Condo NO NO YES 2
214 AA 2-3 Story Condo NO NO YES 2
215 AA 2-3 Story Condo NO NO YES 2
216 AA 2-3 Story Condo NO NO YES 2
217 AA 2-3 Story Condo NO NO YES 2
218 AA 2-3 Story Condo NO NO YES 2
219 BB 2-3 Story Condo NO NO NO 1
220 BB 2-3 Story Condo NO NO NO 1
221 BB 2-3 Story Condo NO NO NO 1
222 BB 2-3 Story Condo NO NO NO 1
223 BB 2-3 Story Condo NO NO NO 1
224 BB 2-3 Story Condo NO NO NO 1
225 BB 2-3 Story Condo NO NO NO 1
226 BB 2-3 Story Condo NO NO NO 1
227 BB 2-3 Story Condo NO NO YES 1
228 BB 2-3 Story Condo NO NO YES 1
Lot Size Set Back
Private Road -
Lot/Unit # Building# Description Waterfront Dock Garage Width Depth Total Alley Side Back Side Phase
229 BB 2-3 Story Condo NO NO YES 1
230 BB 2-3 Story Condo NO NO YES 1
231 BB 2-3 Story Condo NO NO YES 1
232 BB 2-3 Story Condo NO NO YES 1
233 BB 2-3 Story Condo NO NO YES 1
234 CC 2-3 Story Condo YES NO NO 2
235 CC 2-3 Story Condo YES NO NO 2
236 CC 2-3 Story Condo YES NO NO 2
237 CC 2-3 Story Condo YES NO NO 2
238 CC 2-3 Story Condo YES NO NO 2
239 CC 2-3 Story Condo YES NO NO 2
240 CC 2-3 Story Condo YES NO NO 2
241 CC 2-3 Story Condo YES NO NO 2
242 CC 2-3 Story Condo YES NO NO 2
NOTE: Setbacks are measured from the main body of the house. Eves and chimneys are not included I the stated setbacks.
Any Zero Set Back side yards include eves and will have maintenanc easement from neighboring lot
Case 2024-16: Request for a minor amendment to the planned unit development (PUD) at Hartshorn Village
to add fuel tanks outside of the building at 1100 Adelaide Blvd.
SUMMARY
1. The original PUD was approved in January of 2022. It was amended in March of 2022 to replace 17
single-family houses with a condominium building. It was amended again in January of 2023 to
reduce the number of single-family houses and to eliminate the condominium building and replace it
with the boat storage building.
2. The applicant is now requesting approval to allow three fuel storage tanks outside of the boat storage
building at 1100 Adelaide Blvd. The tanks have already been installed, the permit is being applied for
after the fact. A grass area has also been incorporated into the driveway. The fuel tanks will be used
to fill up boats before they are dropped into the lake.
3. Please see the attached site plan. The tanks are setback 25 feet from the building and approximately
200 feet from the water.
4. The building permits are currently under review and there do not appear to be any issues. They meet
the required setbacks for the building/fire codes.
5. This request is being presented as a minor amendment. Under Section 2101 (Development Options)
of the zoning ordinance, “Incidental or minor changes may be approved by the Planning Commission
of the proposed modifications do not alter the basic design or land uses of the plan. If the Planning
Commission determines that the proposed modifications are significant or major, a public notice and
public hearing in accordance with Section 2332 must be conducted prior to approval or denial.”
Fuel storage tanks on the east side of 1100 Adelaide Blvd
12
STAFF RECOMMENDATION
Staff recommends approval of the PUD amendment. Staff agrees that these changes are minor and do not
alter the basic design or land uses of the plan.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the Hartshorn Village PUD to install three fuel storage tanks at 1100
Adelaide Blvd be approved.
13
ZONE: LR
OVERALL PUD
BOUNDARY
ZONE: PUD
ZONE: LR
OVERALL PUD
BOUNDARY
EXISTING HARTSHORN
VILLAGE CONDOMINIUM
ZONE: PUD
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S01-EXIST, 1/23/2023 2:42:22 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
ZONE: LR
(ADELAIDE POINTE)
ZONE: PUD
HARTSHORN
VILLAGE
PHASE 2
SEE NOTE 13
ZONE: LR
FUTURE
HARTSHORN
DEVELOPMENT
AREA
ZONE: PUD
(ADELAIDE POINTE)
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S02-SITE, 1/23/2023 2:43:00 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
ZONE: LR
ZONE: PUD
ZONE: LR
ZONE: I-2
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S03-GRD, 1/23/2023 2:43:43 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
Case 2024-17: Request for a site plan review for a new 15,063 sf building at 0 Stebbins Rd (Property # 24-
115-300-0001-20), by the Muskegon Area Intermediate School District (MAISD).
SUMMARY
1. The MAISD’s Career Tech Center will be expanding their Building Arts Program and needs
additional space as well as district wide storage and parking.
2. The subject parcel is located just to the east of the existing Career Tech Center located at 200 S
Harvey St. There is an existing vet building/shed located on the subject parcel.
3. The subject parcel measures just under five acres and is zoned RM-1, Low-Density Multifamily
Residential. The proposed building measures 15,063 sf.
4. A new curb cut is proposed on Stebbins Rd. The new facility can also be accessed through the
existing parking lot at 200 S Harvey St.
5. Stormwater will be stored in basins on the east and west sides of the property. A stormwater permit
from the Engineering Department is required before construction.
6. There are 13 new parking spots provided.
7. Please see the enclosed site plan and elevations.
Existing curb cut at 200 S Harvey with subject parcel in background
14
STAFF RECOMMENDATION
Staff recommends approval of the site plan with the condition that a stormwater permit is obtained from the
Engineering Department.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request for site plan approval for the new building at 0 Harvey St be approved with the
following condition:
1. A stormwater permit is obtained from the Engineering Department.
15
www.callenengineering.com
Callen Engineering, Inc.
108 East Savidge Street
Spring Lake, MI 49456
SOUTHERLY CURB ISLAND
GENERAL NOTES
T.616.414.5260
1. PRO ECT INCLUDES CONSTRUCTION OF A 15 000 SFT. SINGLE STORY SLAB ON GRADE BUILDING
RELATED PAR ING LANDSCAPING SIGNAGE LIGHTING UTILITY CONNECTIONS AND STORMWATER DRAINAGE
FACILITIES.
2. THE DEVELOPMENT SHALL BE SERVED BY PUBLIC SANITARY SEWER AND PUBLIC WATER MAIN.
CG-M HMA
C4.0 C4.0 3. ACCESS TO THE DEVELOPMENT SHALL BE VIA ONE (1) PROPOSED CURBCUT ONTO STEBBINS ROAD AND ONE (1)
STEBBINS RD (66' R/W) E . CURBCUT ONTO STEBBINS ROAD.
4. STORM DRAINAGE SHALL BE DETAINED ONSITE MEETING THE RE UIREMENTS OF MUS EGON COUNTY WATER
RESOURCES.
S 88°49'59" E 511.10'
5. PAR ING AND DRIVE AREAS SHALL BE PAVED WITH BITUMINOUS AND CONCRETE PAVEMENT.
25' FRONT YARD
R25
SIGN ' 6. PAR ING ONE (1) SPACE PER EMPLOYEE
SETBAC
STORM CG-F4
WATER BASIN C4.0
MA IMUM EMPLOYEES = 12
(12 / 1) = 12 PAR ING SPACES
TOTAL = 12 SPACES
GATE
PROVIDED TOTAL = 12 SPACES, INCLUDING ONE (1) BARRIER FREE SPACE.
26'
7. PROPOSED SITE LIGHTING SHALL CONSIST OF WALL MOUNTED FI TURES DIRECTED TO INHIBIT LIGHTING BEYOND
PROPERTY LIMITS MEETING THE RE UIREMENTS OF APPLICABLE SECTIONS OF THE CITY OF MUS EGON ONING
NORTON SHORES MICHIGAN 49441
ORDINANCE.
STORM
800 E. ELLIS ROAD SUITE 508
NEW TREE LINE WATER BASIN 8. LANDSCAPING AND SCREENING SHALL MEET THE INTENT OF THE CITY OF MUS EGON ONING ORDINANCE.
CONCEPT DESIGN STUDIO
16' SIDE YARD
SETBAC 9. ALL PAVEMENT MAR INGS AND SIGNS SHALL CONFORM TO THE STANDARDS SET FORTH IN THE CURRENT EDITION
20' WATERMAIN
EASEMENT
OF THE MICHIGAN MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES.
CG-G PROPOSED
C4.0 HYDRANT
231 799 4838
HMA
C4.0
HMA PROPOSED
C4.0
150'
15 000 SFT.
16' SIDE YARD 26' 28' BUILDING CP-8
SETBAC 19' HT. C4.0
NEW TREE LINE
CP-8
C4.0 24' 26' 20'
10'
8'
8'
N 02°18'30" E 417.81'
HS-G
10'
C4.0
S 02°24'25" W 428.00'
100'
0'
R2 R2
0'
CG-G HMA CG-G
26'
C4.0 C4.0 C4.0
SHED
6" SAN
TRANSFORMER
VET
BUILDING
FF=633.61'
MAINTENANCE FACILITY
MUS EGON COUNTY MICHIGAN
SAN
8"
PLANTERS
200 HARVEY STREET
CITY OF MUS EGON
SITE PLAN
30' REAR YARD
8" SAN
SETBAC
NEW CTC CLASSROOM
N 87°41'26" W 510.26'
T
NO
I N ARY CTION
R E LIM STRU
P N
PROPOSED FEATURES LEGEND R CO
FO
NORTH
E O F MI C HI G
NEW LIGHT DUTY NEW HEAVY DUTY AT BRUCE
AN
ST
CONCRETE SIDEWAL AREA HMA PAVEMENT AREA A
CALLEN
EER
LI C E N S
License No.
GI N
6201047392
NEW HEAVY DUTY NEW GRAVEL SCALE
EN
ED
PR
CONCRETE PAVEMENT AREA SURFACE
R
O F E S S I O NA L DRAWING PLOT SCALE
F CONTRACTOR 1 800 482 7171 OR 811 PRO ECT
Know what's below. S S .
Call before you dig. A "MISS DIG" . T
"MISS DIG"
CONTRACTOR
.
DATE OF PLAN 06 24 24 C1.0
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