June 21, 2019 AGENDA LONG LAKE TOWNSHIP PLANNING

DATE POSTED: June 21, 2019

AGENDA LONG LAKE TOWNSHIP PLANNING COMMISSION LONG LAKE TOWNSHIP HALL 8870 NORTH LONG LAKE ROAD TRAVERSE CITY, MI 49685

TUESDAY, JUNE 25, 2019

1. CALL TO ORDER – 6:00 P.M.

2. ROLL CALL

3. APPROVAL OF AGENDA

4. CONFLICT OF INTEREST STATEMENT (Declare and cite agenda item.)

5. APPROVAL OF MINUTES: MAY 28, 2019 (regular meeting)

6. BRIEF PUBLIC COMMENT (Any person may speak for up to 3 minutes.)

7. PUBLIC HEARINGS:

A. ZOA 06-19-02 – A PROPOSAL TO AMEND ZONING ORDINANCE #109, AS AMENDED, BY REVISING THE ZONING MAP IN SECTION 2.3 OFFICIAL ZONING MAP TO REZONE PROPERTY AS FOLLOWS: 1) A PORTION OF PARCEL 28-08-848-001-00, OWNED BY HARBOUR PARTNERS, LLC, ADDRESSED AS 7362 NORTH LONG LAKE ROAD AND 8406 NORTH LONG LAKE ROAD, CURRENTLY ZONED PLANNED UNIT DEVELOPMENT TO LOCAL BUSINESS. THIS PROPERTY UNDER CONSIDERATION IS APPROXIMATELY 1.5 ACRES AND IS MORE FULLY DESCRIBED AS PART OF THE SOUTHEAST QUARTER OF SECTION 11, TOWN 27 NORTH, RANGE 12 WEST, LONG LAKE TOWNSHIP, GRAND TRAVERSE COUNTY, MICHIGAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 11; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 740.81 FEET TO THE POINT OF BEGINNING; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 196.19 FEET; THENCE N00° 30' 07"E, 195.00 FEET; THENCE S89° 50' 25"E, 10.00 FEET; THENCE N00° 30' 07"E, 51.30 FEET; THENCE N00° 30' 45"E, 153.84 FEET; THENCE N89° 52' 56"W, 190.78 FEET; THENCE N89° 50' 25"W, 17.72 FEET; THENCE S00° 10' 27"W, 400.00 FEET TO THE POINT OF BEGINNING. 2) A PORTION OF PARCEL 28-08-848-001-00, OWNED BY HARBOUR PARTNERS, LLC, (ADDRESSED AS 7362 NORTH LONG LAKE ROAD AND 8406 NORTH

Page 1 of 3 Time posted:______

Signature:______AGENDA LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, JUNE 25, 2019

LONG LAKE ROAD) AND ALL OF PARCEL 28-08-803-001-00, OWNED BY HARBOUR PARTNERS, LLC, (AN UNADDRESSED PROPERTY ON LONG WOOD DRIVE) FROM PLANNED UNIT DEVELOPMENT TO MODERATE DENSITY RESIDENTIAL. PROPERTY UNDER CONSIDERATION TOTALING APPROXIMATELY 9.5 ACRES AND MORE FULLY DESCRIBED AS PART OF THE SOUTHEAST QUARTER OF SECTION 11, TOWN 27 NORTH, RANGE 12 WEST, LONG LAKE TOWNSHIP, GRAND TRAVERSE COUNTY, MICHIGAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 11; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 375.00 FEET TO THE POINT OF BEGINNING; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 365.81 FEET; THENCE N00° 10' 27"E, 400.00 FEET; THENCE N89° 50' 25"W, 17.72 FEET; THENCE N00° 21' 48"E, 46.92 FEET; THENCE N00° 21' 48"E, 353.08 FEET; THENCE N89° 50' 25"W, 439.91 FEET; THENCE S00° 13' 03"W, 102.29 FEET; THENCE N90° 00' 00"W, 280.44 FEET TO THE NORTH-SOUTH QUARTER LINE OF SECTION 11; THENCE S00° 30' 07"W ALONG THE NORTH-SOUTH QUARTER LINE OF SECTION 11, 313.94 FEET; THENCE S89° 50' 25"E, 375.00 FEET; THENCE S00° 30' 07"W, 383.00 FEET TO THE POINT OF BEGINNING.

1. REVIEW AND RECOMMENDATION BY PLANNER 2. QUESTION/DISCUSSION BY COMMISSIONERS 3. OPEN PUBLIC HEARING TO PUBLIC COMMENT 4. CLOSE PUBLIC HEARING TO PUBLIC COMMENT 5. DELIBERATION BY COMMISSIONERS 6. DISPOSITION BY THE COMMISSIONERS

B. ZOA 06-19-03 A PROPOSAL TO AMEND ZONING ORDINANCE #109, AS AMENDED, TO CREATE A NEW SECTION 18.6 HAMLET DEVELOPMENT OPTION. THIS SECTION TO ALLOW FOR DEVELOPMENT OPTIONS AND RELATED STANDARDS FOR ELIGIBLE PROPERTIES LOCATED WITHIN THE HAMLET FUTURE LAND USE PLAN DISTRICT IDENTIFIED IN THE LONG LAKE TOWNSHIP MASTER PLAN.

C. ZOA 06-19-04 A PROPOSAL TO AMEND ZONING ORDINANCE #109, AS AMENDED, TO REVISE SECTION 15.2.4 USES AND STANDARDS (UNDER THE LOCAL BUSINESS DISTRICT) TO REMOVE THE FOLLOWING CONDITIONAL LAND USES: GOLF COURSE/COUNTRY CLUB, HOSPITAL AND LONG TERM CARE FACILITY, MINI-WAREHOUSE, MOTOR VEHICLE SERVICE STATION WITH REPAIR, PROCESSING, ASSEMBLY AND MANUFACTURING, AND MOTOR VEHICLE REPAIR SERVICE; AND TO ADD LIVE/WORK UNITS WITH APPLICABLE STANDARDS ADDED TO THE RESERVED SECTION 19.35.

1. REVIEW AND RECOMMENDATION BY PLANNER 2. QUESTION/DISCUSSION BY COMMISSIONERS 3. OPEN PUBLIC HEARING TO PUBLIC COMMENT 4. CLOSE PUBLIC HEARING TO PUBLIC COMMENT

Page 2 of 3 AGENDA LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, JUNE 25, 2019

5. DELIBERATION BY COMMISSIONERS 6. DISPOSITION BY THE COMMISSIONERS

8. NEW BUSINESS:

A. PRELIMINARY REVIEW SPR 06-19-05– A REQUEST BY APPLICANT CZAPLICKA PROPERTIES, LLC FOR SITE PLAN APPROVAL FOR A 13-UNIT SINGLE FAMILY RESIDENTIAL SITE CONDOMNIUM DEVELOPMENT WITHOUT SIGNIFICANT OPEN SPACE. THE SUBJECT IS IDENTIFIED AS OF PIN 28-08- 803-001-00, AND PART OF PIN 28-08-848-001-00, APRROXIMATELY 10 (GROSS) ACRE PARCEL SUBJECT OF A PROPOSED REZONING TO MODERATE DENSITY RESIDENTIAL. THE SUBJECT PROPERTY IS LOCATED IN SECTION 11 OF LONG LAKE TOWNSHIP ON THE NORTH SIDE OF NORTH LONG LAKE ROAD WEST OF STRAIT ROAD.

9. OLD BUSINESS: NONE

10. PUBLIC COMMENT (Any person may speak for up to 3 minutes)

11. CORRESPONDENCE

12. REPORTS

A. PLANNER B. ZONING ADMINISTRATOR C. TOWNSHIP BOARD REPRESENTATIVE D. ZONING BOARD OF APPEALS REPRESENTATIVE

13. COMMISSIONERS COMMENTS

14. ADJOURNMENT

IF YOU ARE PLANNING TO ATTEND THE PUBLIC MEETING AND REQUIRE REASONABLE SPECIAL ASSISTANCE, PLEASE CONTACT CAROL HOFFMAN, TOWNSHIP CLERK AT (231)946-2249, (T.D.D. 800-649-3777) AT LEAST TWO DAYS PRIOR TO THE SCHEDULED MEETING DATE.

PUBLIC COMMENT/INPUT POLICY

Any person shall be permitted to address a meeting of the Long Lake Township Planning Commission which is required to be open to the public under the provisions of the Michigan Open Meetings Act, as amended. (MCLA 15.261, et. seq.) Public comment shall be carried out in accordance with the following Commission Rules & Procedures:

Any person may speak for up to 3 minutes during the public comment portion of the meeting. Groups of +10 have the option of selecting a spokesperson, who may speak for up to 15 minutes. Any person may make a video or audio recording of the meeting. Standing equipment, cords, or portable microphones must be located to the right side of the meeting room for safety and so as not to block audience view.

Page 3 of 3 MINUTES LONG LAKE TOWNSHIP PLANNING COMMISSION LONG LAKE TOWNSHIP HALL 8870 NORTH LONG LAKE ROAD TRAVERSE CITY, MI 49685

TUESDAY, MAY 28, 2019

1. CALL TO ORDER: By Vice Chair Verschaeve at 6:01 pm.

2. ROLL CALL: Board members present were Figura, Craves, Mehney, Doren, Witkop and Verschaeve. Also, present were Leslie Sickterman, Township Planner, Kim Smith, Zoning Administrator and Ronda Robinson, Recording Secretary.

PLEDGE OF ALLEGIANCE: Was recited.

3. APPROVAL OF AGENDA: Motion by Mehney and support by Craves to approve the agenda, as presented. Carried.

4. CONFLICT OF INTEREST STATEMENT: Doren requested more information, in the future, regarding the applicants, if they are Corporations, so that the Board members can feel confident that they don’t have a conflict.

5. APPROVAL OF MINUTES: Motion by Doren and support by Craves to approve the Minutes of the meeting held on April 23, 2019, as written. Carried.

6. BRIEF PUBLIC COMMENT: None.

7. PUBLIC HEARING:

ZOA 05-19-01 – A PROPOSAL TO AMEND ZONING ORDINANCE #109, AS FOLLOWS: AMEND SECTION 20.2 LAND USE PERMITS TO REQUIRE SUBMITTAL OF A SITE REPORT DURING CONSTRUCTION TO DEMONSTRATE THAT SETBACKS ARE MET; AND AMEND SECTION 23.6 APPEAL PROCEDURE TO REQUIRE APPLICANTS SEEKING A DIMENSIONAL VARIANCE TO SUBMIT A CERTIFIED SURVEY DRAWING WITH THEIR APPLICATION.

A. REVIEW AND RECOMMENDATION BY PLANNER: Sickterman explained that about a year ago the Planning Commission held a Public Hearing on this same topic. Before it was passed onto the Township Board staff decided to take another look at it. Staff did some more research, talked to surveyors and made a few changes to the draft. With the current proposal if a landowner applies for a land use permit and it is clear that they proposed build is far from all setbacks they will not be required to have a setback inspection. If the construction is within 20 feet of any setback line a site report would be required certifying that all setbacks are met. The Zoning Administrator can require an inspection if there are unusual circumstances. Also, anyone coming before the Zoning Board of Appeal must submit a certified survey of the property.

DRAFT MINUTES LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, MAY 28, 2019

B. QUESTION/DISCUSSION BY COMMISSIONERS:

Doren thinks that a complete survey for all ZBA cases isn’t necessary. He would prefer to leave it to the discretion of the Zoning Administrator to decide what level of survey is needed.

Craves, member of the ZBA, stated that a certified survey is needed for all ZBA cases, especially lakefront lots.

Sickterman said most ZBA cases are complicated and it would be rare to not need a survey to make an informed decision.

Smith explained that most ZBA cases are on small lakefront lots or properties with unusual situations. A survey is beneficial to the owners also to make sure they are asking for a large enough variance.

Verschaeve said leaving the decision to the Zoning Administrator is a lot to ask. The price of a complete certified survey or a simpler survey wouldn’t be a big enough difference to be a factor. Surveys would all show the entire lot.

Mehney added that requiring the survey would be a better option than having owners pressuring the Zoning Administrator for a pass. Mehney thinks the survey requirement is important for all ZBA requests.

C. OPEN PUBLIC HEARING TO PUBLIC COMMENT: By Verschaeve at 6:21 pm.

D. CLOSE PUBLIC HEARING TO PUBLIC COMMENT: By Verschaeve at 6:22 pm.

E. DELIBERATION AND DISPOSITION BY COMMISSIONERS:

Motion by Craves and support by Witkop to send the proposed amendment ZOA 05-19-01 to the Township Board, noting the concerns expressed tonight, for their input and recommendations, before the Planning Commission acts on the amendment. Carried with a vote of 6-0.

8. NEW BUSINESS

A. SPR 05-19-04– A REQUEST BY APPLICANT OTTC, LLC FOR SITE PLAN APPROVAL FOR A 24-UNIT OPEN SPACE CONSERVATION DEVELOPMENT. THE SUBJECT IS IDENTIFIED AS PIN 28-08-013-009-01, A 28 (NET) ACRE PARCEL OF LAND ZONED LOW DENSITY RESIDENTIAL, CURRENTLY UNDEVELOPED. THE SUBJECT UNADDRESSED PROPERTY IS LOCATED IN SECTION 13 OF LONG LAKE TOWNSHIP ON THE SOUTH SIDE OF NORTH LONG LAKE ROAD EAST OF EAST LONG LAKE ROAD.

Sickterman explained that this parcel sits along North Long Lake Road and the shore of South Twin Lake. The access is thru Hills of Huellmantel and they both have the same developer. It is the third phase of the development. The proposal is to extend Angling Way. At the North end of the development, the road would dead end at North Long Lake Road with an emergency access only. There is not enough site distance to have an access at this point. In the fall South Twin Lake became part of the Flood Insurance Plan, after working with the DEQ the flood elevation is now the same as the shore line. In calculating their 50% open space

Page 2 of 5

DRAFT MINUTES LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, MAY 28, 2019

the plan is to use seven acres of bottom land in South Twin Lake. In this instance using the bottom land makes sense after researching it and talking with the Township Attorney. This has been allowed in the past with wetlands and small ponds. If the open space would include shoreline it is known as keyholing and they can’t meet the keyholing standards.

Verschaeve stated that if it is open space it seems all property owners should be able to use the open property.

Doren said bottom land should not be used as common space. The boundary of the lot is the high-water mark, everything beyond that is not in the lot. He said the water isn’t part of the lot area. If so, all lake front properties are now much larger. The open space requirement in an Ordinance means the developer is expected to give up something because they are getting something. The seven acres are not a sacrifice and should not be part of the open space.

Mehney thinks that the point of the open space is for the homeowners to use the land. She thinks this may have a lot of future implications.

Craves said seven acres under water shouldn’t be used as open space.

Witkop said it doesn’t pass the smell test. He says there is a gap in the Ordinance and they need to spend more time on this issue.

Dave Lewis, Gourdie-Fraser, explained that this parcel is a quarter, quarter section and the lake was never meandered in the original government land survey. The boundaries do go to the lines on the map, in the lake, and the bottom lands are owned by the applicant. The Township Attorney has addressed this, and it can be open space. The Ordinance does not say the open space must be usable by all the homeowners. The property isn’t described as ending at the shore it is described to the line in the lake. This is an unusual situation and only happens with small lakes.

Sickterman stated that the master deed will be reviewed by staff and the Township Attorney, after approval.

Motion by Craves and support by Mehney to table SPR 05-19-04 until the next meeting and have Wendling present to address concerns brought up at this meeting. Carried.

B. PRELIMINARY SITE PLAN REVIEW: LONG LAKE COMMONS

Sickterman explained that the Board has seen this plan before, and the biggest issue now is the gating of any portion of these roads. She met with the Briar Ridge Homeowners’ Association and heard compelling testimony from them about the cut thru traffic they already experience because of backups at the Straight Road and North Long Lake Road intersection. They are concerned about safety for the children in this area and it will get worse once Long Wood Drive is improved. The Zoning Ordinance discourages gated entrance ways and the Homeowners’ Association would like the gate placed between the new and Page 3 of 5

DRAFT MINUTES LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, MAY 28, 2019

old parts of the development. Their 2002 Road Maintenance Agreement states the roads will be connected and jointly maintained. With the gate neither side would have legal turn arounds for fire equipment. The Planning Commission can waive the requirements of the Private Road Ordinance.

Dusty Christensen, Manfield Land Use Consultants, explained that this project is the southern portion of a PUD that was approved in 2002. They have decided that the best course of action, at this time, is to have the property rezoned to MDR which reflects the zoning and density of the existing Briar Ridge Development. One small section would be rezoned to local business. There will be 16 half acres lots for a single-family development with individual wells and septic systems. It will have a private road system that connects to Long Wood Drive, as was originally approved. Cut thru traffic will impact this project. A completed traffic study reported that North Long Lake Road won’t need a left- hand turn lane but a slip lane will be added. The gate can have a Knox box for emergency vehicles.

Sickterman said the goal was connectivity and Briar Ridge will only have one point of access with the gate.

Verschaeve said he could overlook the connectivity issue for the greater safety.

Sickterman understands this situation, but does usually see the importance in connectivity and the Township may need a road plan in the future.

Doren reminded the Board that these are private roads.

The Homeowners’ Association will get a letter of agreement from the fire Department for the gate and knox box.

Motion by Mehney and support by Doren to schedule a Public Hearing to rezone this property to MDR and LB at the next PC meeting. Carried.

9. OLD BUSINESS: ZONING TEXT AMENDMENTS

Motion by Doren and support by Mehney to schedule a Public Hearing for consideration of section 18.6 Hamlet development option for the regular June Planning Commission meeting. Carried.

10. PUBLIC COMMENT: None.

11. CORRESPONDENCE: None.

12. REPORTS:

A. PLANNER: Nothing additionally.

B. ZONING ADMINISTRATOR: Nothing additionally.

Page 4 of 5

DRAFT MINUTES LONG LAKE TOWNSHIP PLANNING COMMISSION TUESDAY, MAY 28, 2019

C. TOWNSHIP BOARD REPRESENTATIVE: Mehney reported that the Township Memorial service went well. The Fire Department expansion is on hold. At the June 14th Township Board meeting the draft budget will be presented.

D. ZONING BOARD OF APPEALS REPRESENTATIVE: There will be no June ZBA meeting.

13. COMMISSIONERS COMMENTS:

14. ADJOURNMENT: Verschaeve adjourned the meeting at 8:03 pm.

RICK CRAVES, SECRETARY LONG LAKE PLANNING COMMISSION

RONDA ROBINSON, RECORDING SECRETARY LONG LAKE PLANNING COMMISSION

NOTE: THESE MINUTES ARE SUBJECT TO AMENDMENT AND/OR CORRECTION PRIOR TO THEIR ADOPTION.

Page 5 of 5

Memorandum Long Lake Township Planning Department

TO: Long Lake Township Planning Commission

FROM: Leslie Sickterman, Township Planner

DATE: June 21, 2019

RE: Rezoning (ZOA 06-19-02) Long Lake Commons/Briar Ridge

PROPOSAL AND SITE DESCRIPTION

The proposal is for a change in zoning from PUD Planned Unit Development to Moderate Density Residential and Local Business for property located in the southeast corner of Section 11. This change is a township-initiated rezoning in conjunction with changes in allowable uses in the Local Business zoning district. The descriptions of the two proposed rezonings are as shown on the attached public notice.

The combined parcels in question total approximately 10.5 acres in area and have 582 feet of frontage on North Long Lake Road. The property is zoned Planned Unit Development (PUD) and is part of the Briar Ridge PUD. Currently, on this property is a farm house and barn used as an office by the property owner’s representative and the Stowaway mini storage facility. The extension of Longwood Drive runs north-south through the property. This portion of Longwood is a recorded private road currently improved as an unpaved driveway.

Historically, the PUD development option was a zoning designation tied to a specific site plan with no underlying zoning designation. This approach to PUD development makes future changes cumbersome as any change constitutes a rezoning. Only the Briar Ridge subdivision was developed under this PUD. The remaining property was planned for a mixture of multiple family residential and commercial but was never developed. Since the PUD was approved in 2002, market conditions have changed substantially. Other regulatory and site restrictions further limit the ability to develop under the current PUD zoning.

Natural Features The property is relatively flat and contains no tree stands, woodlots, or surface water. The Natural Features Inventory does not identify any priority natural features on this site.

Long Lake Commons Rezoning PUD to Moderate Density Residential and Local Business 6/21/19 Page 2 of 5

Traffic Impacts As rezoned, the property would support a lower density of residential uses and fewer commercial uses, undeniably, the potential traffic impacts will be lessened under the rezonings.

Current and Surrounding Uses and Zoning Land to the north of the subject is part of the Briar Ridge PUD, zoned Planned Unit Development and developed with average lot sizes of ½ acre. Land to the west is zoned Low Density Residential. Uses to the west include Long Lake Elementary school, single family residential, and Joy Givers assisted living facility. Land to the east is zoned Local Business and Agricultural. Surrounding properties to the east are residential, vacant, and commercial (Fieldstone Deli). Land to the south across North Long Lake Road is currently zoned Agricultural and includes residential uses, farms, and Moomer’s Dairy and Ice Cream shop.

All surrounding land on the north side of North Long Lake Road is master planned for Village Center. To the south, lands are planned for a combination of Village Center and Low Density Residential.

Future Land Use Plan The Long Lake Township Comprehensive Plan’s Future Land Use Map calls for this area to be part of the Village Center plan district, specifically the North Village Center. The Plan’s description of the Village Center district begins on page 87. This plan district recognizes the need for commercial and retail services to support the surrounding residential growth and visitors to the area. Further, the Plan states that “residential uses in the Village Centers will be similar to that described in the Moderate Density Residential description.” The Moderate Density Residential plan district is described on page 87 as “an overall density greater than two dwelling units per acre …”.

Subject North South East West Current Use Residential/ Vacant/ Vacant/ Residential Residential/ Agricultural/ Commercial/ Commercial (1/2 acre lots) Institutional Commercial Residential Current Local Local Low Density Zoning PUD PUD Business/ Business/ Residential Agricultural Agricultural Future Land Village Center Village Village Village Center Use Plan Village Center/Low Center Designation Center Density Residential Long Lake Commons Rezoning PUD to Moderate Density Residential and Local Business 6/21/19 Page 3 of 5

The aerial photo at right depicts the areas under consideration. The red lines indicate the outlines of the two separate parcels; the transparent red shape is the area under consideration for rezoning to Local Business. The remainder is under consideration for rezoning to Moderate Density Residential. Long Lake Elementary, the adjacent Briar Ridge subdivision, and Fieldstone Deli are landmarks clearly depicted.

The Zoning Map excerpt at right shows the subject outlined in red. A key for the zoning districts is included.

Long Lake Commons Rezoning PUD to Moderate Density Residential and Local Business 6/21/19 Page 4 of 5

PROCESS AND FINDINGS

Article 20 of the Long Lake Township Zoning Ordinance governs the process for amendment to the ordinance, including zoning map amendments. The ordinance requires that the Planning Commission hold a public hearing prior to making a recommendation on a proposal for a zoning map change. Following a recommendation from the Planning Commission on the proposal, the request will then be taken up by the Township Board.

There are no specific criteria or standards for review for rezoning provided in the ordinance. Generally accepted standards for evaluating a rezoning request, and my comments on each, follows:

1. Is the proposed rezoning reasonably consistent with surrounding uses? The immediately surrounding uses are residential, commercial, and agricultural. The proposed rezonings allow by right for residential uses for the bulk of the property at the same density as the adjacent subdivision. The portion proposed to be zoned Local Commercial is currently developed in part with a mini storage facility, the remaining land to be zoned Local Businesses is approximately 1 acre in area and adjacent to Local Business zoning to the east. These uses and densities are reasonably consistent with surrounding uses.

2. Will there be an adverse physical impact on surrounding properties? Generally, the development of residential uses as allowed under the Moderate Density district and commercial uses as allowed under the Local Business District will not have an undue physical impact on surrounding properties.

3. Will there be an adverse effect on property values in the adjacent area? With information available, it cannot be concluded that the proposed rezonings will have an adverse effect on area property values.

4. Have there been changes in land use or other conditions in the immediate area or in the community in general which justify rezoning? As noted above, market forces and health department regulations make development under the PUD infeasible and justifies rezoning.

5. Will rezoning create a deterrent to the improvement or development of adjacent property in accord with existing regulations? It may be argued that rezoning will allow for more clear expectations for the final use of the property, allowing adjacent property owners to make more informed decisions regarding improvements on their properties.

6. Will rezoning grant a special privilege to an individual property owner when contrasted with other property owners in the area or the general public (i.e. will Long Lake Commons Rezoning PUD to Moderate Density Residential and Local Business 6/21/19 Page 5 of 5

rezoning result in spot zoning)? The proposed rezoning will not result in spot zoning.

7. Are there substantial reasons why the property cannot be used in accordance with its present zoning classifications? Again, the higher densities and more intense levels of commercial uses under the Briar Ridge PUD are not supported by market forces and are not feasible given current health department standards.

8. Is the rezoning in conflict with the planned use for the property as reflected in the master plan? No, the Long Lake Comprehensive Plan recommends future development of this area in conformance with the proposed rezoning.

9. Is the site served by adequate public facilities or is the petitioner able to provide them? The site is not served by public water or sewer; it is served by road access and can be reasonably accessed by emergency and public services. There are no known substantial soil limitations in this area limiting the use of septic systems.

10. Are there sites nearby already properly zoned that can be used for the intended purposes? This standard does not apply.

11. The community should evaluate whether other local remedies are available. There are no known other local remedies available to allow reasonable development of the property consistent with adjacent uses and the township’s Master Plan.

STAFF RECOMMENDATION Based on the information provided by the applicant and the above findings, staff recommends approval of the proposed rezonings.

NOTICE OF PUBLIC HEARINGS LONG LAKE TOWNSHIP GRAND TRAVERSE COUNTY LONG LAKE TOWNSHIP PLANNING COMMISSION

Notice is hereby given that the Long Lake Township Planning Commission will hold a public hearing at its regular meeting on Tuesday, June 25, 2019 at 6:00 p.m. The public hearing will be on proposed amendments to the Long Lake Township Zoning Ordinance #109, adopted August 10, 2010, as amended. The hearing will take place at the Long Lake Township Hall, 8870 North Long Lake Road, Traverse City, MI 49685. The proposed zoning map amendments and zoning text amendments described below are the topic of the public hearing:

ZOA 06-19-02 – A proposal to amend Zoning Ordinance #109, as amended, by revising the zoning map in Section 2.3 OFFICIAL ZONING MAP to rezone property as follows: (1) A portion of parcel 28-08-848-001-00, owned by Harbour Partners, LLC, addressed as 7362 North Long Lake Road and 8406 North Long Lake Road, currently zoned Planned Unit Development to Local Business. This property under consideration is approximately 1.5 acres and is more fully described as PART OF THE SOUTHEAST QUARTER OF SECTION 11, TOWN 27 NORTH, RANGE 12 WEST, LONG LAKE TOWNSHIP, GRAND TRAVERSE COUNTY, MICHIGAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 11; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 740.81 FEET TO THE POINT OF BEGINNING; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 196.19 FEET; THENCE N00° 30' 07"E, 195.00 FEET; THENCE S89° 50' 25"E, 10.00 FEET; THENCE N00° 30' 07"E, 51.30 FEET; THENCE N00° 30' 45"E, 153.84 FEET; THENCE N89° 52' 56"W, 190.78 FEET; THENCE N89° 50' 25"W, 17.72 FEET; THENCE S00° 10' 27"W, 400.00 FEET TO THE POINT OF BEGINNING. (2) A portion of parcel 28-08-848-001-00, owned by Harbour Partners, LLC, (addressed as 7362 North Long Lake Road and 8406 North Long Lake Road) and all of parcel 28-08-803-001-00, owned by Harbour Partners, LLC, (an unaddressed property on Long Wood Drive) from Planned Unit Development to Moderate Density Residential. Property under consideration totaling approximately 9.5 acres and more fully described as PART OF THE SOUTHEAST QUARTER OF SECTION 11, TOWN 27 NORTH, RANGE 12 WEST, LONG LAKE TOWNSHIP, GRAND TRAVERSE COUNTY, MICHIGAN DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SECTION 11; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 375.00 FEET TO THE POINT OF BEGINNING; THENCE S89° 50' 25"E ALONG THE SOUTH LINE OF SECTION 11, 365.81 FEET; THENCE N00° 10' 27"E, 400.00 FEET; THENCE N89° 50' 25"W, 17.72 FEET; THENCE N00° 21' 48"E, 46.92 FEET; THENCE N00° 21' 48"E, 353.08 FEET; THENCE N89° 50' 25"W, 439.91 FEET; THENCE S00° 13' 03"W, 102.29 FEET; THENCE N90° 00' 00"W, 280.44 FEET TO THE NORTH-SOUTH QUARTER LINE OF SECTION 11; THENCE S00° 30' 07"W ALONG THE NORTH-SOUTH QUARTER LINE OF SECTION 11, 313.94 FEET; THENCE S89° 50' 25"E, 375.00 FEET; THENCE S00° 30' 07"W, 383.00 FEET TO THE POINT OF BEGINNING.

A copy of the entire text of the proposed Zoning Ordinance amendments is available for public inspection at the Long Lake Township Hall, 8870 North Long Lake Road, Traverse City, MI 49685, during regular office hours, Tuesday through Friday, 8:00 a.m. to 5:30 p.m. and may be viewed at www.longlaketownship.com.

Individuals may make public comment, in person, at the public hearing or written and/or faxed (231-946- 4573) or emailed to [email protected]. Comments will be received until 5:00 p.m. on Tuesday, June 25, 2019. Address comments to: Pam Cuthbert, Chairman, Planning Commission, Long Lake Township Hall, 8870 North Long Lake Road, Traverse City, MI 49685. Written comments may also be submitted at the public hearing.

Leslie Sickterman, Planner Long Lake Township

IF YOU ARE PLANNING TO ATTEND THE PUBLIC MEETING AND REQUIRE SPECIAL ASSISTANCE, PLEASE CONTACT CAROL HOFFMAN, TOWNSHIP CLERK AT (231)946-2249, (T.D.D. 231-922-4412) PRIOR TO THE SCHEDULED MEETING DATE. LONG WOOD

THORN CREST

BRIAR RIDGE

STRAIT

AVENUEA

ORCHARD B AVENUE PUD to Local Business CHERRY LANE

ESTATES

SUBURBAN

NORTH LONG LAKE

PUD to Moderate Density Residential

EAST LONG EAST LAKE

Planning Commission Public Hearing 6/25/2019 Owner: Harbour Properties Case # ZOA 06-19-02 Request: Rezone from PUD to Moderate Density Residential/ Local Business Location: 8406 & 7362 North Long Lake Road/Long Wood Road Long Lake Township 0 250 500 Grand Traverse County, Michigan Feet ² Long Lake Township Grand Traverse County ZOA 06-19-04 Ordinance #____

AN ORDINANCE TO AMEND ZONING ORDINANCE #109, TO AMEND ALLOWABLE USES IN THE LOCAL BUSINESS DISTRICT.

LONG LAKE TOWNSHIP HEREBY ORDAINS:

Section 1: ADD Section 18.6 HAMLET DEVELOPMENT OPTION, to read as follows in its entirety:

SECTION 18.6 HAMLET DEVELOPMENT OPTION

1. Intent: The intent of the Hamlet Development Option is to promote a development pattern, density, and land uses consistent with those called for under the Hamlet future land use designation in the Long Lake Township Master Plan. Further, this development option is intended to a. Provide for a small scale and pedestrian oriented commercial and residential center integrated into the existing community b. Enhance an existing focal point of activity c. Promote efficient utilization of land and existing buildings and businesses d. Take advantage of the locational attributes of Long Lake e. Maintain the existing residential character of the area f. Reflect the residential building vernacular typical of a recreational lake community g. Allow for the reuse of existing residential structures for non-single -family residential uses within a well-defined set of standards and restrictions h. Allow for economic viability of the district in part through the expansion of and establishment of new non-residential businesses and activities i. Protect the health, safety, and welfare of the community

2. Eligibility: To be eligible for non-residential development under the Hamlet Development Option, a parcel must meet all of the following requirements: a. The parcel must be located within the Hamlet future land use plan district as identified in the Long Lake Township Master Plan; and b. The parcel must not have Long Lake frontage, except as allowed under c. or d., below c. For parcels with Long Lake frontage, a non-residential use may be permitted under the Hamlet Development Option if the parcel is under public ownership, d. For parcels with Long Lake frontage but not in public ownership, any existing non-single-family residential use may continue or expand if the use is permitted in Paragraph 3 below.

3. Non-residential uses: Eligible properties as defined above may include the following non- residential uses a. Convenience or service retail, limited to 5,000 square feet of customer floor area b. Motor vehicle fuel stations, without repair c. Restaurants, without drive-through, limited to 150 seats d. Take-out food service e. Taverns, limited to 150 seats f. Professional offices, limited to 3,000 square feet g. Specialty retail including antique stores, art galleries, gift shops, and related retailers limited to 5,000 square feet h. Tourist cottages, as defined in this ordinance i. Public parks and recreational sites j. Institutional uses such as churches, schools, and similar uses k. Uses normally incidental to the uses described above

4. Non-residential development standards: a. Parking lots shall be limited to 75 spaces b. Parking lots under 10 spaces may be unpaved, all other parking lots shall be paved c. Buildings shall be of a design that is either residential in nature (such as a converted residence), or consistent with existing historic buildings in the vicinity, or of a compatible design as approved by the Planning Commission d. Hours of operation shall be as approved by the Planning Commission, but in no case shall extend later than 12:00 midnight or earlier than 7:00 a.m. e. Primary and active use buildings over 200 square feet shall meet the following minimum setbacks i. 30 feet from any road right of way or access easement ii. 20 feet from any other lot line f. Improvements such as trash dumpsters, outdoor dining areas, decks, parking areas, storage buildings under 200 square feet, or similar improvements shall meet the following setbacks i. 25 feet from any road right of way or access easement ii. 10 feet from any other lot line, where a buffer as described below is provided, otherwise, a 20-foot minimum setback shall be observed g. Additional standards: i. A buffer shall be provided where parking areas associated with uses open after 6:00 p.m. are designed to face adjacent residential uses. A buffer shall consist of a landscape screen of evergreen vegetation at least 5’ in height and 3’ in width; or a wooden privacy fence no more than 6’ in height, or existing natural vegetation or other similar buffer as approved by the Planning Commission ii. Any trash dumpsters shall be fully enclosed with a wall, fence, or gate. iii. Wall signs shall be not be internally illuminated and shall not exceed 16 square feet in area. All ground signs shall be limited to 8 feet in height and 12 square feet in area and shall require a sign permit issued by the Zoning Administrator. iv. No building shall exceed 35 feet in height v. Parking shall be provided in ratios as required under Article 25 but fewer spaces may be allowed with the approval of the Planning Commission. vi. All outdoor lighting shall be extinguished by 12:00 midnight but may be on a motion sensor where lighting will not present a nuisance to adjacent properties as determined by the Planning Commission. vii. Properties shall be designed in anticipation of providing for pedestrian connections to adjacent non-residential properties or to existing or planned public pathways. viii. The Planning Commission shall determine that adequate emergency access is provided. ix. The Planning Commission shall determine that adequate pedestrian access is provided or is planned for the future. x. The applicant shall provide evidence of a storm water plan to retain all storm water on the property.

5. Approval Process: a. Single family residential uses within the Hamlet Overlay shall comply with all requirements and permitting standards of the underlying zoning requirements and not subject to any Planning Commission approvals. b. Approval of all other developments within the Hamlet Overlay shall be processed in accordance with the provisions of Article 19, Conditional Land Uses. The Planning Commission shall also find that all applicable standards and requirements of this Article are met.

Section 2: Amend Section 3.21 DEFINITIONS – T to add the following definition:

Tourist Cottages A parcel of land on which two (2) or more buildings are maintained, offered, or used for dwelling or sleeping quarters for transients, but shall not include bed and breakfasts, bed and breakfast inns, hotels, or motels. Tourist cottages shall have one operator and

Section 3: Severability. If any section, clause, or provision of this Ordinance be declared unconstitutional or otherwise invalid by a court of competent jurisdiction, said declaration shall not affect the remainder of the Ordinance. The Township Board hereby declares that it would have passed this Ordinance and each part, section, subsection, phrase, sentence and clause irrespective of the fact that any one or more parts, sections, subsections, phrases, sentences or clauses be declared invalid.

Section 4: Effective Date. This Ordinance shall become effective eight (8) days after publication.

LONG LAKE TOWNSHIP

Date: By: Karen Rosa, Supervisor

Date: By: Carol Hoffman, Clerk

Published Date:

Effective Date:

Long Lake Township Grand Traverse County ZOA 06-19-04 Ordinance #____

AN ORDINANCE TO AMEND ZONING ORDINANCE #109, TO AMEND ALLOWABLE USES IN THE LOCAL BUSINESS DISTRICT.

LONG LAKE TOWNSHIP HEREBY ORDAINS:

Section 1: Amend Section 15.2 USES AND STANDARDS, Paragraph 4 CONDITIONAL USES in the Local Business District to remove the following uses:

Funeral Home/Mortuary, subject to Section 19.23 Golf Course/Country Club, subject to Section 19.25 Hospital and Long Term Care Facility, subject to Section 19.29 Mini-Warehouse, subject to Section 19.34 Motor Vehicle Fuel Service, with repair, subject to Section 19.36 Motor Vehicle Repair Service, subject to Section 19.52

Section 2: Amend Section 15.2 USES AND STANDARDS, Paragraph 4 CONDITIONAL USES in the Local Business District to add the following use:

Live/work units, subject to Section 19.35

Section 3: Add Section 19.35, LIVE/WORK UNITS to read as follows:

SECTION 19.35 LIVE/WORK UNITS

1. The live/work unit shall be the primary dwelling of the occupant. 2. The commercial component of live/work units is limited to offices or personal services as these terms are defined in this ordinance. Provided that the use not include any of the following: a. Retail sale of food or beverages on site b. Tavern or restaurant c. Veterinary services d. Laundry mat e. Any use otherwise prohibited in Long Lake Township, including but not limited to, medical or recreational marijuana facilities of any kind 3. The residential and commercial portions of the unit must be occupied by the same tenant; no part of the unit may be rented or sold separately. 4. The residential areas are permitted above the commercial component, in a loft, or to the side or in back of the commercial component, provided there is internal access between the residential and commercial spaces. 5. The tenant shall be the primary employee of the commercial component; a total of two additional employees are permitted. 6. The commercial use shall not generate external noise, odor, glare, vibration or electrical interference detectable by adjacent neighbors. 7. No explosive, toxic, combustible or flammable materials in excess of what would be normally incidental to a residential use shall be stored or used on the premises.

Section 4: Amend Section 3.13 DEFINITIONS – L to add the following definition:

LIVE/WORK UNIT A live/work unit is defined as a single unit (e.g., studio, loft, or one bedroom) consisting of both a commercial/office and a residential component that is occupied by the same resident.

Section 5: Severability. If any section, clause, or provision of this Ordinance be declared unconstitutional or otherwise invalid by a court of competent jurisdiction, said declaration shall not affect the remainder of the Ordinance. The Township Board hereby declares that it would have passed this Ordinance and each part, section, subsection, phrase, sentence and clause irrespective of the fact that any one or more parts, sections, subsections, phrases, sentences or clauses be declared invalid.

Section 6: Effective Date. This Ordinance shall become effective eight (8) days after publication.

LONG LAKE TOWNSHIP

Date: By: Karen Rosa, Supervisor

Date: By: Carol Hoffman, Clerk

Published Date:

Effective Date:

Memorandum Long Lake Township Planning Department

TO: Long Lake Township Planning Commission

FROM: Leslie Sickterman, Township Planner

DATE: June 21, 2019

SUBJECT: Site Plan Review for Development without Significant Open Space Long Lake Commons SPR 05-18-01 Property ID 28-08-029-007-00 (partial)

PROPOSAL AND BACKGROUND

The applicant proposes to develop the subject property as a Subdivision without Significant Open Space option under the provisions of Article 18 of the Zoning Ordinance.

The subject is an approximately 10-acre parcel located in the southeast corner of section 11 on North Long Lake Road west of Strait Road. The parcel is under consideration for rezoning to Moderate Density Residential, a zoning district allowing for minimum ½ acre (20,000 square foot) parcels.

Each proposed lot will be served by a private well and septic system.

The property in question has no significant natural features recognized as Priority 1, 2 or 3 under the Township’s Natural Feature inventory. There are no steep slopes on the property. The subject has no woodlots, tree stands, or surface waters. There is an existing farm house and barn on the property along with associated improvements. These improvements are proposed to be removed as part of the development of the subdivision. The Open Space Conservation Development Option was designed to be the preferred method for developing residential subdivisions in the Township, but in locations not identified as priority natural areas, Subdivisions without Significant Open space are permitted under Section 18.4 following conditional use review. The proposal is for 16 lots with minimum lot area of 20,000 square feet located on a private road network connecting to the adjacent Briar Ridge site condominium and to North Long Lake Road on the south. Long Lake Commons Site Plan Review SPR 06-19-05 June 21, 2019

REVIEW CRITERIA

Staff has reviewed the proposal based on Section 24.05, Standards for Granting Site Plan Approval, Article 18 Development Options, and other provisions of the Long Lake Township zoning ordinance and based on accepted planning standards. General comments are included below, review of the standards of approval are included in the attached draft Findings of Fact.

1. Subdivision without Significant Open Space: As noted above, the Zoning Ordinance was written including a preference for the development of clustered subdivisions with open space set asides. There is a recognition that some properties do not lend themselves to open space development – these include properties with no significant natural features or that are adjacent to other conventionally developed subdivisions. Paragraph 2 of Section 18.4 lists several criteria which allows for the approval of a subdivision without significant open space as a use by right. These criteria are not all clearly met, requiring that the Planning Commission process the proposal instead as a conditional use (including a public hearing). Although these standards may be deemed to be met by the Planning Commission, staff recommends the conditional use review in an abundance of caution. These criteria are: • The parcel must have a minimum lot area of ten acres the parcel may be under 10 net acres and thus this standard may not be met • The parcel must be located in the CRE, AG, NL, LDR, LR, or MDR district; this standard will be met subject to the rezoning under consideration • The parcel shall not be identified as containing a priority 1, 2, or 3 natural feature on the Long Lake Township Natural Features Inventory; this standard is met • The parcel shall be at least as narrow as to meet a 1:4 width to depth ratio; this standard is not met • There are not viewsheds on the parcel as identified in the Natural Features Inventory this standard is met.

2. Information Requirements: Data requirements for all site plans are detailed in Section 24.3 of the Zoning Ordinance. All required information has been provided. Final plans must be sealed by a professional engineer.

3. Dimensional standards: Under the proposal, minimum required lot width of 100 feet appears to be met, minimum lot sizes of 20,000 square feet is also met under the proposal. The required setbacks can be met on all proposed lots.

4. Natural Features Preservation: Under Section 18.4, subdivisions without significant open space are required to provide a mechanism within the Master Deed to ensure that 3 deciduous trees are planted in the front yard of each home during construction and that minimal tree removal of existing trees will be observed during construction of the home and the septic Long Lake Commons Site Plan Review SPR 06-19-05 June 21, 2019 system.

5. Storm Water Plan: The plans call for all stormwater to be directed to the roadways and several catch basins and thereafter distributed to one of two outlets. The two outlets both extend to off- site basins. Both off-site basins are part of the original overall PUD for the larger property. Agreements are in place to share the storm water basin to the north. The original agreement and plans specify the amount of storm water capacity that can be attributed to this future phase of development. The applicant and Township staff, in cooperation with the Township’s attorney, will work together to ensure that all necessary easements are in place to share these off-site facilities.

The Township’s engineer is currently reviewing these plans. His review comments are not yet available.

6. Master Deed: The applicant has indicated that the master deed is forthcoming and that a final draft will be provided after Planning Commission approval of the plan. Staff and, if necessary, the Township’s attorney will review the master deed for compliance with the approval and with any conditions of approval. The master deed must address the placement trees on each lot during home construction (each a deciduous tree a minimum 2 ½” caliper at planting) and the limitation on grading and existing tree removal to that needed in order to construct the home and install the onsite septic disposal system.

7. Roads & Circulation: The Briar Ridge subdivision to the north of the subject. Longwood Road runs through Briar Ridge and currently extends into the subject property. The applicant has been working with the Road Commission to design an entranceway onto North Long Lake Road that will meet all Road Commission standards, that will be located to limit impact on residences on the south side of North Long Lake Road, and that includes a deceleration lane.

The internal roads will be private and will be maintained by a separate condominium association. There is a pre-existing maintenance and shared use agreement with the Briar Ridge Condominium allowing for the shared use of the roads and providing for a mechanism to share maintenance responsibilities. Because the successor ownership is changing, the agreement will likely need to be amended, but any change should be approved by the Township prior to recording. The Master Deed for the condominium will also be reviewed by Township staff prior to recording to ensure that there is clear responsibility for the Home Owners Association to maintain the road and that the Township and Road Commission are not responsible for any ongoing road maintenance in conformance with the Township’s Private Road Ordinance.

The greater private road network provides two means of access for the combined Briar Ridge and Long Lake Commons site condominiums. These developments total 66 existing and proposed lots. Under the Township’s Private Road Ordinance, a secondary means of access is required after 20 Long Lake Commons Site Plan Review SPR 06-19-05 June 21, 2019 units.

As has been discussed at length, the Home Owners Association of the neighboring subdivision, Briar Ridge, has requested that a barrier – such as a gate – be installed between the developments along Longwood Drive in an effort to lessen cut through traffic. As detailed in an earlier letter, staff has several concerns regarding the proposal. The Township’s Fire Chief and his Deputy have reviewed the plans and agree that the road should be connected without a gate at the proposed location. The is due to concerns regarding snow removal and ease of access to the water point sources in the area.

STAFF RECOMMENDATION

Based on the above discussion, staff recommends approval of the proposal subject to the following:

1. Final approval of the proposed rezoning of this property to Moderate Density Residential 2. Consideration of this proposal under conditional review standards and requirements 3. Approval by the Township’s engineer 4. Written approval by the Township’s Fire Department and Assessor 5. Conditioned on approval of the Master Deed by the Township’s attorney and staff. Master Deed to include the following:

a. an acceptable means of ensuring the planting of 3 deciduous trees on each lot during home construction

b. prohibition of removal of existing trees and vegetation outside of that necessary to construct the home and install the septic system.

c. notification to future unit owners that the home owners association will be solely responsible for the ongoing maintenance and repair of the private roads

d. Assurance that all necessary easements have been provided and related agreements have been amended as may be necessary as regards the shared use of the roads (for vehicles and pedestrians) and the storm drainage basins. PUBLIC AGENCIES AND UTILITIES STANDARD PLAN LEGEND GRAND TRAVERSE COUNTY ROAD COMMISSION DESCRIPTION EXISTING PROPOSED Manager: James Cook Address: 1881 Lafranier Rd., Traverse City, MI 49686 GROUND CONTOUR 605 613 Telephone: 231-922-4848

GRAND TRAVERSE COUNTY ENVIRONMENTAL HEALTH DEPARTMENT & SPOT ELEVATION 613.50 P.O. Box 4015 www.maaeps.com

SOIL EROSION & SEDIMENTATION CONTROL [email protected] CONTOUR FROM USGS TOPOGRAPHIC MAP Supervisor: Dan Thorell Phone: 231-946-9310 613.50 Address: 2650 Lafranier Rd., Traverse City, MI 49686 TOP OF CURB ELEVATION 613.5 Traverse City, MI 49685 Telephone: 231-995-6042 PAVEMENT (OR GUTTER FLOW LINE) ELEVATION 613.0 613.00 830 Cottageview Dr., Ste. 201 CHERRYLAND ELECTRIC COOPERATIVE (ELEC.) DIRECTION OF SURFACE FLOW Engineer: Frank Seipker DRAINAGE HIGH POINT HP. Address: 5930 US-31 S., Traverse City, MI 49684 Telephone: 231-486-9220 DRAINAGE LOW POINT LP.

CONSUMERS ENERGY (ELEC.) WATER MAIN Engineer: Chuck Walkonis SANITARY FORCE MAIN Address: 821 Hastings St., Traverse City, MI 49686 Telephone: 231-929-6228 SANITARY SEWER DTE ENERGY (GAS) STORM SEWER

Manager: Sandra O'Niel GAS MAIN Address: 700 Hammond Rd., Ste. 2, Traverse City, MI 49686 OVERHEAD ELECTRIC Telephone: 231-932-2829 CHARTER COMMUNICATIONS (T.V.) PROPERTY LINE Manager: Rob Nowak TREE LINE

Address: 701 S. Airport Rd., Traverse City, MI 49686 PINE LINE Telephone: 231-941-3766 EDGE OF WETLAND POLICE AGENCIES EMERGENCIES: 911 EDGE OF WATER

Michigan State Police: 231-946-4646 C/L OR DRAINAGE DITCH OR WATER LINE Grand Traverse County Sheriff: 231-995-5001 SILT FENCE FIRE DEPARTMENTS DETENTION BASIN BERM EMERGENCIES: 911 Grand Traverse Rural: 231-943-9721 MANHOLE (MH) DESC Long Lake Township: 231-947-4096 CATCH BASIN (CB)

CLEAN OUT (CO) CO CO RISER

GATE VALVE

FIRE HYDRANT ASSEMBLY

CURB STOP & BOX

POLE, POWER OR ELECTRIC

LIGHT POLE CHK

SIGN A DRN

BENCH MARK (BM) DES

U/G UTILITY SIGN DATE

GUY ANCHOR REV# 10 11-07-18 dmc jeh Township Submittal 11 04-26-19 dmc jeh Township Submittal 12 05-20-19 dmc ejw Revised roadway and utility layout 05 02-03-18 dmc mmm Revise design 06 02-07-18 dmc mmm Revise design 07 02-19-18 dmc mmm Revise design 08 08-24-18 dmc jeh Preliminary Utility Layout 09 10-04-18 dmc jeh Preliminary Plans for Permit Submittals

HOUGHTON SOIL EROSION CONTROL MEASURE 6 (MICHIGAN UNIFIED KEYING SYSTEM) LAKE SUPERIOR P=PERMANENT T=TEMPORARY

IRON FOUND / IRON SET MARQUETTE US SAULT STE. MARIE CONCRETE MONUMENT 41 IRONWOOD GOVERNMENT CORNER 28 I ST. IGNACE 75 95 US NAIL FOUND / NAIL SET 2 IRON MOUNTAIN MACKINAW CITY RECORD / MEASURED (R) (M)

ESCANABA FENCE

WOOD STAKE

US MENOMINEE 23 3 VICINITY MAP BARNEY RD. I 1 75 1"=1,320' (1" = 4 mile) 2 1 LAKE PROJECT LOCATION GRAYLING CEDAR RUN RD. CEDAR RUN RD. TRAVERSE PLAN INDEX CITY STRICKER C1.0 COVER SHEET US I LAKE 131 75 C1.1 NOTE SHEET

LUDINGTON HURON C1.2 TYPICALS SHEET COVER SHEET CLARE C1.3 CIVIL DETAILS - SITE US 10 C1.5 CIVIL DETAILS - STORM C2.0 ORIGINAL BRIAR RIDGE SITE CONDOMINIUM/PUD PLAN Czaplicka Properties, LLC US 25 12 C2.1 EXISTING CONDITIONS MICHIGAN 31 US

BAY CITY 25 C2.2 DEMOLITION PLAN Long Lake Commons 10 11 STRAIT RD. C3.0 SOIL EROSION & SEDIMENTATION CONTROL PLAN EXISTING DEVELOPED PORTION Section 11, Town 27 North, Range 12 West C4.0 OVERALL SITE & DIMENSION PLAN MUSKEGON OF SITE CONDOMINIUM/PUD FLINT C5.0 OVERALL GRADING & STORM PLAN

LAKE C5.1 DETAIL GRADES I C6.0 OVERALL UTILITY PLAN Long Lake Township, Grand Traverse County, Michigan GRAND 96 NORTH US C6.1 PLAN & PROFILE - CENTER FARM LN. RAPIDS TWIN 23 LAKE C6.2 PLAN & PROFILE - LONG WOOD DR. & TERRA FARM LN. LANSING NORTH LONG LAKE RD. DETROIT I 94 LAKE ERIE BENTON BATTLE COFFIELD HARBOR CREEK LAKE PRELIMINARY SOUTH

TWIN P.M.: LAKE dc INDIANA OHIO

DR.: CKD.: CREATED: mmm dc 16-07-05 MICHIGAN LOCATION MAP PROPOSED PUD IMPROVEMENT AREA LONG LAKE COMMONS JOB NO.: 14 13 16031 15 EAST LONG LAKE RD. Long Lake Township, Grand Traverse County, Michigan SHT C1.0OF P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C1.0 CVR) Jun 20, 2019 11:06am ericw P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C1.1 NOTE) - Jun 20, 2019 11:06am - ericw 17. RECYCLING 16. UTILITYSEPARATION 15. DEWATERING 14. SAWCUTTINGPAVEMENT 13. EXCESSMATERIALS 12. PROTECTIVEFENCE 11. DUSTCONTROL 10. CONSTRUCTIONSIGNAGE&TRAFFICCONTROL 1. MISSDIG 7. SURVEYDATUM 6. PROPERTYCORNERS REMAIN WITHINTHEPROPERTYOWNER'SAREA.CONTRACTORSHALLREPAIRALLWASHOUTSANDEROSION RELIEVE THECONTRACTOROFRESPONSIBILITYNOTIFYINGUTILITYOWNERSWHOMAYNOTBEPART FIELDS, STORMBASINS,ETC. PURPOSES, WILLNOTBEPAIDFORSEPARATELYBUTSHALLINCLUDEDINTHELUMPSUMCONTRACT. DAMAGED SUBSEQUENTTOSAWCUTTING,THEEDGESHALLBERECUTATNOADDITIONALCOST THEOWNER. DONE INACCORDANCEWITHTHESPECIFICATIONSANDALLLOCAL,STATEFEDERALLAWS. LOCAL TRAFFICANDCONSTRUCTIONSIGNAGESHALLBEMAINTAINEDATALLTIMESACCORDINGTOTHE DESTROYED DURINGCONSTRUCTIONSHALLBEREMOVEDANDREPLACEDWITHNEWBYTHECONTRACTORATNO DRAINAGE STRUCTURES,ABOVEGRADEUTILITIES,ETC.SHALLBEPROTECTED.ALLSUCHITEMSDAMAGEDOR DURING THEGUARANTEEPERIODOFONE(1)YEARATNOADDITIONALCOSTTOOWNER. DURING CONSTRUCTIONITSHALLBEREPLACEDATTHECONTRACTOR'SEXPENSEBYAPROFESSIONALLAND EXISTING KNOWNPROPERTYCORNERSAREIDENTIFIEDONTHEPLANS.IFACORNERISDISTURBED PERMIT FROMTHEGRANDTRAVERSECOUNTYSOILEROSIONANDSEDIMENTATIONCONTROLOFFICE. FROM PROJECTCONSTRUCTION,IFDIRECTEDBYTHEENGINEERORSOILEROSIONCONTROLOFFICER,ATNO DISTURBED AREASANDADJACENTPROPERTIESFROMACCELERATEDEROSIONSEDIMENTATIONRESULTING PERFORMANCE OFTHEWORK. NECESSARY PRECAUTIONSTOPROTECTTHELIFEANDHEALTHOFEMPLOYEESPUBLICIN FROM DAMAGEALLUTILITIES,WHETHERPRIVATELYORPUBLICLYOWNED,ABOVEBELOWGROUNDSURFACE, LOCATIONS OFTHEUTILITIESINQUESTION.COSTREPAIRFORANYDAMAGEDUTILITYLINESTHATISPROPERLY EXISTING PUBLICUTILITIESANDUNDERGROUNDSTRUCTURESSUCHASPIPELINES,ELECTRICCONDUITS,SEWERS UTILITIES HAVENOTBEENPREVIOUSLYLOCATED.MEMBERSWILLTHUSBEROUTINELYNOTIFIED.THISDOES FOR PROTECTIONOFUNDERGROUNDUTILITIESANDINCONFORMANCEWITHPUBLICACT53,1974,THE 9. REMOVALITEMS INSTALLED INAREASASDESIGNATEDANDSHALLBEINCIDENTALTOOTHERITEMS.ALLEXCESSTOPSOILWILL INFORMATION ISGUARANTEED.PRIORTOTHESTARTOFANYOPERATIONSINVICINITYUTILITIES, GENERAL CONSTRUCTIONNOTES: 5. SOILEROSION&SEDIMENTATIONCONTROL MAINTAIN REQUIREDISOLATIONDISTANCESFROMPROPOSEDUTILITIES,GROUNDWATERWELLS,SEPTIC TANKS& OR APPROVEDBYTHEOWNER.ALLREMOVALSANDTRANSPORTATIONOFREMOVEDMATERIALSSHALLBE OPEN OVERNIGHTORANYOTHERUNSAFEAREASONSITETHATREQUIREPUBLICPROTECTION. MAINTAIN ATEMPORARYPROTECTIVESNOWFENCEAROUNDALLOPENTRENCHEXCAVATIONSTHATARELEFT OWNER. OR USEATRENCHBOXTOMINIMIZETHEEXCAVATION.CONTRACTORSHALLPROTECTANDSAVEHARMLESS CAPABLE OFBEINGRECYCLED. CONDITIONS. 8. RESTORATIONWORK CONTRACTOR SHALLPROVIDEADEQUATESUPPORTFORUTILITYPOLESASNECESSARY. COMPACTION UNDERANYUNDERMINEDUTILITYSTRUCTUREAND,IFNECESSARY,INSTALLTEMPORARYSHEETING CONTRACTOR SHALLALSO:PROVIDESUPPORTFORANYUTILITYWITHINTHEEXCAVATION,PROPER CONTRACTOR SHALLSECUREASSISTANCEFROMTHEAPPROPRIATEUTILITYCOMPANYINLOCATINGITSLINES. 3. PROTECTINGUTILITIES CONTRACTOR SHALLNOTIFYTHEUTILITYCOMPANIESAND“MISSDIG”REQUESTTHATTHEYSTAKEOUT CORRECT ANDCOMPLETE.HOWEVER,NEITHERTHECORRECTNESSNORCOMPLETENESSOFSUCH CONTRACTOR SHALLDIAL811or1-800-482-7171AMINIMUMOFTHREEFULLWORKINGDAYS,EXCLUDING WHICH MAYBEENCOUNTEREDDURINGCONSTRUCTION,ATNOADDITIONALCOSTTOTHEOWNER. 2. EXISTINGUTILITIES 4. SAFETY ANY REQUIREDDEWATERINGFORSITEWORK,INCLUDINGTHEUSEOFSTONEORGRAVEL ALL EXCESSMATERIALSSHALLBEDISPOSEDOFBYTHECONTRACTOROFFSITEUNLESSOTHERWISENOTED AND SHALLNOTBEPAIDSEPARATELY.DUSTCONTINUOUSLYCONTROLLEDTOTHESATISFACTIONOF APPROVED PERMIT(S)BYTHEGRANDTRAVERSECOUNTYROADCOMMISSIONANDANYASSOCIATEDPERMIT ADDITIONAL COSTTOTHEOWNER. AS REQUIRED.UNLESSSPECIFICALLYNOTEDFORREMOVALONTHEPLANS,ALLSIDEWALKS,DRIVES,CULVERTS, ALL DISTURBEDAREASSHALLBETOPSOILED,SEEDED,FERTILIZEDANDMULCHED.MULCHBLANKET ALL ELEVATIONSAREBASEDONN.A.V.D.,1988,UNLESSOTHERWISESPECIFIED. ADDITIONAL COSTTOTHEPROJECT.NOEXCAVATIONWORKMAYPROCEEDUNTILSOILEROSIONAND AND USEOFSAFEGUARDS,SAFETYDEVICESPROTECTIONEQUIPMENT.THECONTRACTORSHALLTAKEANY AND WATERLINES,ARESHOWNONTHEPLANS.INFORMATIONISBELIEVEDTOBEREASONABLY "MISS DIG"ALERTSYSTEM. THE CONTRACTORISENCOURAGEDTORECYCLEANYMATERIALSORPRODUCTSTHATAREREUSABLE OR SAWCUT EXISTINGPAVEMENTTOTHELIMITSOFCONSTRUCTIONORASDIRECTEDBYENGINEER.IFEDGEIS THE CONTRACTORISRESPONSIBLEFORALLSITESECURITY.SHALLPROVIDE,INSTALLAND TRUCKS ORDUSTPALLIATIVE.PAYMENTFORCONTROLSHALLBEINCLUDEDINTHELUMPSUMCONTRACT THE CONTRACTORSHALLBERESPONSIBLEFORCONTROLLINGDUSTONTHISPROJECTTHOUGHUSEOFWATER THE CONTRACTORSHALLRESTOREALLLAWNS,LANDSCAPEPLANTINGS,SIDEWALKS,COMMERCIALSIGNS,ETC., SURVEYOR. SEDIMENTATION CONTROLMEASURESAREINPLACE.ALLWORKMUSTBEACCORDANCEWITHTHEAPPROVED SHALL INSTALLADDITIONALTEMPORARYANDPERMANENTSOILEROSIONCONTROLMEASURESTOPROTECTTHE SOIL EROSIONMEASURESSHOWNARETHEMINIMUMCONTROLSTOBEUSEDONTHISPROJECT.CONTRACTOR THE CONTRACTORSHALLREVIEWTEMPORARYSOILEROSIONCONTROLMEASURESANDREQUIREMENTS. THE CONTRACTORSHALLPROVIDETEMPORARYSOILEROSIONCONTROLMEASURESPERP.A.451ASAMENDED. THE CONTRACTORSHALLCOMPLYWITHALLAPPLICABLELAWSANDREGULATIONSGOVERNINGFURNISHING SPECIAL CARESHALLBETAKENINEXCAVATINGTHEPROXIMITYOFALLUNDERGROUNDUTILITIES. STAKED SHALLBETHERESPONSIBILITYOFCONTRACTOR. SATURDAYS, SUNDAYS,ANDHOLIDAYSPRIORTOBEGINNINGEACHEXCAVATIONINAREASWHEREPUBLIC 10. UTILITYSEPARATION STANDARDS 1. QUALITYOFWORK 1. .SANITARYSEWERLEADS 7. FIELDCHANGES 7. .PRIVATEEASEMENTS 6. ROADWAY GRADING 6. REQUIREMENTS, PLUMBINGINSPECTORNOTIFICATION. PER THETWP.SPECIFICATIONS,ALLTERMINATIONPOINTSONWATERMAINANDSANITARYSEWERSHALL EASEMENT. EACH PUBLICUTILITYSHALLBEWITHINITSOWN20'-WIDEEASEMENTCENTEREDONTHEUTILITY. PIPE BEDDING,BUILDINGSEWERS,DROPCONNECTIONS,BULKHEADS,MANHOLES,MANHOLECOVERS,AND NO CONNECTIONRECEIVINGSTORMWATERORGROUNDWATERSHALLBEMADETOSANITARYSEWERS. DETAILS -APPROVED8/10/17BYG.T.CO.DPW. DETAILS OFTHE2017GRANDTRAVERSECOUNTYSTANDARDTECHNICALSPECIFICATIONSANDCONSTRUCTION DAMAGED DURINGCONSTRUCTIONANDSHALLBECONSIDEREDINCIDENTALTOTHEPROJECT. EXISTING STORMDRAINAGEDITCHESSHALLBEREBUILTIFFILLEDINORREMOVEDDURINGCONSTRUCTION.THE ENGINEER ANDOWNER,MUSTNOTCONFLICTWITHAPPROVEDPERMITS. FOR ESTABLISHINGGROUNDCOVERONAREASDISTURBEDBYCONSTRUCTION. BITUMINOUS SURFACE.PAVINGMUSTBEPERFORMEDINACCORDANCEWITHCURRENTM.D.O.T. DEPTH ANDCOMPACTIONMUSTBEREVIEWEDTESTEDPRIORTOTHEPLACEMENTOFBITUMINOUSSURFACE. FIFTEEN INCH,GRANULARSUB-BASE,M.D.O.T.CLASSIIOREQUIVALENT.PREPAREDSUBGRADEWIDTH,DEPTHAND INCLUDE 4X4WOODMARKERPOSTS. 9. UTILITYMARKERPOSTS GENERAL SANITARYSEWERCONSTRUCTIONNOTES: GENERAL GRADINGCONSTRUCTIONNOTES: .PUBLICEASEMENTS 5. OTHER APPURTENANCESSHALLBEINACCORDANCEWITHTHE2017GRANDTRAVERSECOUNTYSTANDARD GRADING LIMITSANDUTILITYTRENCHES. REMOVALOFORGANICS 5. OF THECURRENTM.D.O.T.STANDARDSPECIFICATIONSFORCONSTRUCTION.PREPAREDAGGREGATEBASEWIDTH, 8. SANITARYSEWERMAINS DATUM 3. CONTRACTOR ISRESPONSIBLETOREPAIRORREPLACE,ASREQUIRED,ALLDRAINAGECULVERTSSTRUCTURES DRAINAGE 8. AGGREGATEBASEMATERIAL 3. COMPACTION MUSTBEREVIEWEDAND/ORTESTEDPRIORTOPLACEMENTOFGRAVEL. WELLS SHALLBESCHEDULE40PVCPIPEWITHWATERTIGHTJOINTS. WELLS SHALLBESCHEDULE40PVCPIPEWITHWATERTIGHTJOINTS. CONNECTIONS 2. SUBGRADEPREPARATION 2. .DETAILS 4. BITUMINOUSPAVEMENT(HMA) 4. ALL SANITARYSEWERMAINSSHALLMAINTAINAMINIMUMOF10'HORIZONTALSEPARATIONAND1.5'VERTICAL ALL SANITARYSEWERMAINSWITHINTHE50'ISOLATIONDISTANCEOFANYEXISTINGORPROPOSEDRESIDENTIAL ALL PROPOSEDSANITARYSEWERMAINSGREATERTHAN16'DEEPAREREQUIREDTOBESDR-26ORTRUSSPIPE. ALL SANITARYSEWERLEADSWITHINTHE50'ISOLATIONDISTANCEOFANYEXISTINGORPROPOSEDRESIDENTIAL ALL PRIVATEUTILITIESSHALLBEWITHINA10'-WIDEEASEMENTADJACENTTOTHEPROPOSEDRIGHT-OF-WAYOR ALL ELEVATIONSSHALLBEBASEDONN.A.V.D.1988. ALL CONSTRUCTIONANDMATERIALSSHALLCONFORMTOTHECURRENTSTANDARDS,SPECIFICATIONS ANY CHANGESINSPECIFICATIONSORCONSTRUCTIONMETHODSMUSTBEREVIEWEDANDAPPROVEDBYTHE ALL DISTURBEDAREASSHALLBETOPSOILED,SEEDED,FERTILIZEDANDMULCHED.THECONTRACTORISRESPONSIBLE ALL TREES,STUMPS,BRUSHANDROOTSTHEREOF,SHALLBEENTIRELYREMOVEDFROMWITHINTHEROADWAY AGGREGATE BASETOBEUSEDONTHEPROJECTMUSTMEETSPECIFICATIONFORM.D.O.T.22AAND ALL CONSTRUCTIONWORKMANSHIPANDMATERIALSSHALLCONFORMTOTHECURRENTM.D.O.T.STANDARD THE TWOPIPES. SEPARATION FROMWATERMAINS.DISTANCESAREMEASUREDBETWEENTHEOUTSIDEDIAMETERSOF THE CONTRACTORSHALLCOORDINATEDIRECTLYWITHGRANDTRAVERSECOUNTYCONSTRUCTIONCODE TECHNICAL SPECIFICATIONSANDCONSTRUCTIONDETAILS-APPROVED8/10/17BYG.T.CO.DPW. STANDARD SPECIFICATIONSFORCONSTRUCTION. THE CONTRACTORSHALLGIVEOWNER'SREPRESENTATIVE48HOURS'NOTICEPRIORTOPLACEMENTOF TESTED ANDAPPROVEDPRIORTOPLACEMENT.AGGREGATEBASEPLACEMENTMUSTCOMPLYWITHSECTION3.01 THE PRESENCEOFOTHERTHANGRANULARMATERIALSINSUBGRADESOILSHALLREQUIREAFULLWIDTH, SPECIFICATIONS FORCONSTRUCTIONANDDETAILS. 1. CONSTRUCTIONSTANDARDS NO STORMSEWERCONNECTIONSSHALLBEMADETOSANITARYSEWERS. GENERAL STORMSEWERCONSTRUCTIONNOTES: GRADE ELEVATIONS.THELOCATIONSANDELEVATIONSSHOWNAREBASEDUPONPLANGRADES 3. STRUCTUREADJUSTMENTS CURRENT M.D.O.T.STANDARDSPECIFICATIONSFORCONSTRUCTIONUNLESSOTHERWISESPECIFIED. 2. CONNECTIONS .INSTALLATION 4. ALL STORMSEWERCONSTRUCTIONSHALLBEINACCORDANCEWITHTOWNSHIPSTANDARDS. ALL MATERIALS,CONSTRUCTION,METHODS,TESTINGANDINSPECTIONSHALLBEINACCORDANCEWITHTHE SUBJECT TOCHANGE. THE CONTRACTORSHALLBERESPONSIBLEFORADJUSTINGCATCHBASINAND/ORMANHOLERIMSTOFINISH JOB NO.: DR.: P.M.:

SHT REV# DATE DES DRN CHK DESC m c16-07-05 dc mmm PRELIMINARY dc Czaplicka Properties, LLC 05 02-03-18 dmc mmm dmc Revise design 830 Cottageview Dr., Ste. 201 16031 06 02-07-18 dmc mmm dmc Revise design CKD.: C1.1 P.O. Box 4015 Long Lake Commons 07 02-19-18 dmc mmm dmc Revise design Traverse City, MI 49685

CREATED: 08 08-24-18 dmc jeh dmc Preliminary Utility Layout OF NOTE SHEET 09 10-04-18 dmc jeh dmc Preliminary Plans for Permit Submittals Phone: 231-946-9310 www.maaeps.com Section 11, Town 27 North, Range 12 West 10 11-07-18 dmc jeh dmc Township Submittal 11 04-26-19 dmc jeh dmc Township Submittal [email protected] Long Lake Township, Grand Traverse County, Michigan 12 05-20-19 dmc ejw dmc Revised roadway and utility layout P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C1.2 TYP) - Jun 20, 2019 11:06am - ericw EX. GROUND SLOPE RESTORATION,TYP.

GRADING LIMITS UTILITY EASEMENT

10' PRIVATE 2% SLOPE 2% (SEE OVERALL GRADING DISTANCE

& STORM PLAN) VARIES VARIES 1BC L1 R.O.W. LINE INDENT T1 3.5' NO. BC L1 T1 - GREEN SPACE HMA APPROACH HMA BONDCOAT HMA, 13A HMA, 13A 1.5' ITEM GRAVEL SHOULDER 15" MINIMUMC.I.P.SAND 1.5' HMARAISEDEDGE EXISTING MATERIAL. SUB-BASE ORAPPROVED

AGGREGATE BASE,6INCH(22A) 2% SLOPE 2% PROPOSED 23.5'TYPICALSECTION CENTER FARMLN.FROMN.LONGLAKERDTOTERRA LONG WOODDR.FROMMATCHPOINTTOCENTERFARMRD. +0.22' (SEEPLANSHEETSFORVARIANCES,TAPERS,CURB,ETC.) SECTION HMA APPLICATIONESTIMATE 11' HMALANE L1 BC 0.05-0.15 g/syd LBS/SYD RATE: T1 330 165 165 33' PRIVATERIGHT-OF-WAY PROPOSED TOPWIDTH23.5' STA 22+56.90TO20+45.18 STA10+00.00 TO12+20.00 STA 0+25.50TO7+99.70 16.5' TYPICAL TOAPPLY: 3" TERRA FARMLN. SCALE: 1"=5' PERFORMANCE SLOPE RESTORATION

GRADE CONSTRUCTION 58-28 58-28 58-28

NA CENTERLINE 2' MIN.LEVEL 16.5' PLAN GRADE(0.00) CROWN POINT& 11' HMALANE TWO LIFTS:(MATCHT1&L1) FOR INFORMATIONONLY LEVELING COURSE TOP COURSE(AWI220MIN.) ACCEPTABLE SUB-GRADE

15" MINIMUMC.I.P.SANDSUB-BASE OR APPROVEDEXISTINGMATERIAL. SLOPE 2% PLACED INTEGRALWITHPLACEMENTOFHMA OF THEPROPOSEDPAVEMENTDESIGN. THE HMARAISEDEDGESECTIONSHALLBE SURFACE ANDSHALLMATCHTHETHICKNESS AGGREGATE BASE,6INCH(22A) -0.22' REMARKS FILL ORCUTSLOPE 1.5' HMA CURB

VARIES 3.5' GREEN SPACE UTILITY EASEMENT

R.O.W. LINE 10' PRIVATE DISTANCE VARIES TOPSOIL STRIPPING,TYP. EMBANKMENT, CIP,TYP.

GRADING LIMITS (SEE OVERALL GRADING & STORM PLAN) (SEE PLANSHEETSC6.1&C6.2.) LONG WOODDR.: PROPOSED NOTES: CENTER FARMLN.: TERRA FARMLN.: EX. GROUND HMA CURBRIGHT HMA CURBLEFT HMA CURBRIGHT JOB NO.: DR.: P.M.:

SHT REV# DATE DES DRN CHK DESC m c16-07-05 dc mmm PRELIMINARY dc Czaplicka Properties, LLC 05 02-03-18 dmc mmm dmc Revise design 830 Cottageview Dr., Ste. 201 16031 06 02-07-18 dmc mmm dmc Revise design CKD.: C1.2 P.O. Box 4015 Long Lake Commons 07 02-19-18 dmc mmm dmc Revise design Traverse City, MI 49685

CREATED: 08 08-24-18 dmc jeh dmc Preliminary Utility Layout OF TYPICALS SHEET 09 10-04-18 dmc jeh dmc Preliminary Plans for Permit Submittals Phone: 231-946-9310 www.maaeps.com Section 11, Town 27 North, Range 12 West 10 11-07-18 dmc jeh dmc Township Submittal 11 04-26-19 dmc jeh dmc Township Submittal [email protected] Long Lake Township, Grand Traverse County, Michigan 12 05-20-19 dmc ejw dmc Revised roadway and utility layout P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C1.3 CD-SITE) - Jun 20, 2019 11:06am - ericw PROPOSED HMAWEARINGCOURSE PROPOSED AGGREGATEBASE LEVELING COURSE PROPOSED HMA 165 LB/SYD(1-1/2") 165 LB/SYD(1-1/2") HMA LEVELINGCOURSE HMA WEARINGCOURSE DENSITY ASDETERMINEDBYASTMD698ORTHE GRANULAR MATERIALCOMPACTEDTOA MICHIGAN CONEMETHOD. MINIMUM OF95%THEMAXIMUMDRY MINIMUM OF12INCHESMDOTCLASSII BASE COMPACTEDTOMDOT 6 INCHESOFMDOT22AAGGREGATE GRAVEL SUB-BASE STANDARD SPECIFICATIONSFORROAD EXISTING AGGREGATEBASE HMA BONDCOATAT0.05-0.15GAL/SYD 1' EXISTING HMA SAWCUT, FULLDEPTH WEARING COURSE MATCH WEARINGCOURSEGRADE WITH EXISTINGHMAGRADE BASE COURSE EXISTING HMA EXTEND TRENCHINGANDBASECOURSE2'-0"TOMATCH WIDTH REQUIREDFORASPHALTCURBEXTENSION WIDTH PERPLAN PER PLAN NO SCALE RAISED BITUMINOUSEDGE BITUMINOUS CURB REQUIRING INTERGRAL FOR LOCATIONS SEE PLANVIEW 1.5' 6" BITUMINOUS CURBTOBEPLACEDINTERGRAL WITH BOTHCOURSESOFBITUMINOUSMATERIAL 5' MIN.LEVEL

CUT SECTION FILL SECTION FILL JOB NO.: DR.: P.M.:

SHT REV# DATE DES DRN CHK DESC m c16-07-05 dc mmm PRELIMINARY dc Czaplicka Properties, LLC 05 02-03-18 dmc mmm dmc Revise design 830 Cottageview Dr., Ste. 201 16031 06 02-07-18 dmc mmm dmc Revise design CKD.: C1.3 P.O. Box 4015 Long Lake Commons 07 02-19-18 dmc mmm dmc Revise design Traverse City, MI 49685

CREATED: 08 08-24-18 dmc jeh dmc Preliminary Utility Layout OF CIVIL DETAILS - SITE 09 10-04-18 dmc jeh dmc Preliminary Plans for Permit Submittals Phone: 231-946-9310 www.maaeps.com Section 11, Town 27 North, Range 12 West 10 11-07-18 dmc jeh dmc Township Submittal 11 04-26-19 dmc jeh dmc Township Submittal [email protected] Long Lake Township, Grand Traverse County, Michigan 12 05-20-19 dmc ejw dmc Revised roadway and utility layout P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C1.5 CD-STM) - Jun 20, 2019 11:06am - ericw EXCAVATE MUCK, MAX. (IN 4" MIN.,6" SOIL) TO FIRM 6" MAX. 4" MIN., NATIVE EARTHWHEREPERMITTED NATIVE EARTHWHEREPERMITTED FOR TRENCHESUNDERTHE FOR TRENCHESUNDERTHE INFLUENCE OFPAVEMENT. INFLUENCE OFPAVEMENT. SEE SEE CONFORM TOASTMD2321 CONFORM TOASTMD2321 ALL BACKFILLMATERIALSHALL ALL BACKFILLMATERIALSHALL STANDARDS (CLASSIIIASAND) STANDARDS (CLASSIIIASAND) NOTE: NOTE: PAVING DETAIL-BITUMINOUS PAVING DETAIL-BITUMINOUS (IN SANDORGRAVEL) (IN SANDORGRAVEL) D+24" MAXIMUM D+24" MAXIMUM METHOD 1 METHOD 1 D D D

12" 12" D/4 D/4 BARREL &BELL BARREL &BELL SHAPE TOFITPIPE SHAPE TOFITPIPE HAND COMPACTED HAND COMPACTED GRAVEL GRAVEL SAND AND/OR SAND AND/OR NOTE: NOTE: PLASTIC/FLEXIBLE PIPEMATERIALS. PLASTIC/FLEXIBLE PIPEMATERIALS. INCH ANDLARGERPIPEDIAMETERS,THEMINIMUMTRENCH INCH DIAMETERPLASTIC/FLEXIBLEPIPEMATERIALS.FOR18 INCH ANDLARGERPIPEDIAMETERS,THEMINIMUMTRENCH INCH DIAMETERPLASTIC/FLEXIBLEPIPEMATERIALS.FOR18 WIDTH IS1.25TIMESTHEPIPEDIAMETERPLUS12INCHESFOR WIDTH OFPIPEDIAMETERPLUS16INCHESFOR8INCHTO18 WIDTH IS1.25TIMESTHEPIPEDIAMETERPLUS12INCHESFOR WIDTH OFPIPEDIAMETERPLUS16INCHESFOR8INCHTO18 SANITARY SEWERTRENCHESNEEDTOPROVIDEAMINIMUM SANITARY SEWERTRENCHESNEEDTOPROVIDEAMINIMUM HAND PLACED HAND PLACED COMPACTED COMPACTED SAND, SAND, WHERE SANDISUNDERCUT DURING (IN CLAY,HARDPAN,&ROCK OR (IN CLAY,HARDPAN,ORROCK) NATIVE EARTHWHEREPERMITTED NATIVE EARTHWHEREPERMITTED 12' S53 D+24" MAXIMUM D+24" MAXIMUM EXCAVATION) METHOD 2 METHOD 2 NON-WOVEN GEOTEXTILEFABRIC 2"-3" CRUSHEDROCK(8"DEPTH) TEMPORARY ACCESSDETAIL D D STABILIZED CONSTRUCTIONACCESS

12" 12" D/4 D/4 LENGTH OFSTABILIZEDROAD * 50'MINIMUMLENGTH LENGTH OFSTABILIZEDROAD 50' MINIMUMLENGTH EXCAVATE EXCAVATE MUCK, MAX. (IN MUCK, MAX. (IN 4" MIN.,6" 4" MIN.,6" TO FIRM TO FIRM SOIL) SOIL) PLAN VIEW PROFILE EXISTING GROUND 10' 10' PAVEMENT EXISTING SLCPP STORMSEWER&ENDSECTIONS PIPE DIAM. TOP VIEW SIDE VIEW LIMITATIONS HOW · · · · · · MAINTENANCE · · · · · · · · · · · WHERE WHY WHEN STABILIZED CONSTRUCTIONACCESSSPECIFICATIONS EFFECTIVENESS LIMITED,SEDIMENTMAYBETRACKEDONTOROADSREQUIRINGADDITIONALACTION. PERIODIC INSPECTIONANDNEEDEDMAINTENANCESHALLBEPROVIDEDAFTEREACHRAINEVENT. LEAST 8"DEEPOVERTHELENGTHANDWIDTHOFINGRESS/EGRESSCORRIDOR. NON-WOVEN GEOTEXTILEFABRICSHALLBEPLACEDOVERTHEEXISTINGGROUNDPRIORTOPLACINGSTONE. ENTERS ORLEAVESACONSTRUCTIONSITE.VEHICLESLEAVINGTHESITEMUSTBEROUTEDOVERROCK IF SOILSARESUCHTHATWASHINGOFTIRESISREQUIRED,ITSHALLBEDONEINAWASHRACKAREA,STABILIZED INSTALLATION OFTHISPRACTICESHOULDBETHERESPONSIBILITYSITECLEARINGOREXCAVATING INGRESS/EGRESS CORRIDOR. CONSTRUCTION SITE.REMOVEACCUMULATEDSEDIMENTINTHESUMPSANDMAINTAINSWEPTROADS. CRUSHED AGGREGATE(2"TO3"),ORRECLAIMEDRECYCLEDCONCRETEEQUIVALENT,SHALLBEPLACEDAT CONTRACTOR. CONSTRUCTION TRAFFICISEXPECTEDTOLEAVEASITE. WITH STONE,IMMEDIATELYPRIORTOTHECONSTRUCTIONACCESSSTABILIZEDCORRIDOR. AS SUBGRADEFORFINALROAD. AT THEPROJECTCOMPLETION,ROCKACCESSROADSHOULDBEREMOVEDANDDISPOSEDOFUNLESSUTILIZED ACCESS WIDTHSHOULDBE12'MINIMUM,FLAREDATTHEEXISTINGROADTOPROVIDEATURNINGRADIUS. ACCESS SIZESHOULDBEAMINIMUMOF50'.(30'FORSINGLERESIDENCELOT). ACCESS LOCATIONSHOULDBECLEAREDOFWOODYVEGETATION. ACTIVITIES ANDMAINTAINEDINPLACEFORTHEDURATIONOFCONSTRUCTIONPROJECT. TO MINIMIZETRACKINGOFSEDIMENTONTOPUBLICROADWAYSANDDISTURBANCEVEGETATION. SEDIMENT DEPOSITEDONPUBLICRIGHTS-OF-WAYSHALLBEREMOVEDIMMEDIATELYANDRETURNEDTOTHE STABILIZED ENTRANCESSHALLBEREPAIREDANDROCKADDEDASNECESSARY. STABILIZED CONSTRUCTIONACCESSROADSHOULDBEESTABLISHEDATTHEONSETOF STABILIZED CONSTRUCTIONENTRANCESSHALLBELOCATEDATEVERYPOINTWHERETRAFFIC STABILIZATION OFINTERIORCONSTRUCTIONROADSISDESIRED. FINISH GRADE PAVEMENT ORGROUND TOE TROUGH COLLAR INV. EL. L

6" 2' OR4' W

2'- 0" DIA. SUMP (MIN.) H 18" 15" 12" DIAM. C.I. EJIW1040FRAMEANDTYPEM1COVER CATCH BASINSINCTROFPAVEMENT 30" 24" FLAT, SOLIDFRAME&COVER. BASINS INGRAVELSHALLHAVEA FLAT, GRATEDFRAME&COVER. YARD CATCHBASINSSHALLHAVEA FRONT VIEW DIMENSIONS 0 1 8" 51" 60" L W 6 1 6" 6" 31" 26" 36" 30" 4 1 6" 21" 24" 8 1 6" 41" 48" H

VARIABLE DEPTH AROUND STAKE TO BEWRAPPED SILT FENCEJOINTFABRIC 3" MIN.

2'-0",3'-0" OR 4'-0" SPACING 6'MAX. 6"ANCHOR TRENCH UNDISTURBED VEGETATION FRONT ELEVATION 16" O.C. M.H. STEPS, PLAN VIEW UNDISTURBED VEGETATION MANHOLE STANDARD SECTION VIEW NO SCALE 1' 4' DIA. FLOW SHEET MIN. GEOTEXTILE FILTERFABRIC RIDGE OFCOMPACTEDEARTH 1' MIN. ON UPHILLSIDEOFFILTERFABRIC FASTENED ONUPHILLSIDE GEOTEXTILE FILTERFABRIC SHEET FLOW TOWARDS EARTHDISRUPTION EARTH COMPACTED 6"X 6"ANCHOR TRENCH FENCE POSTDRIVEN INTO GROUND1'MIN. PROPOSED NEWSEWERPIPE- PRECAST MANHOLESECTION, PLUG LIFTHOLESWITH PREMIUM JOINTS PRE-CAST SECTIONSWITH PLASTER WITH1:3CEMENT PRE-CAST CONCRETERINGS9" EQUAL, WITHSOLIDCOVER GRAVEL MORTAR MAX. GROUT OPENING (MIN.) WATERPROOF CEMENT 24" WIDEMANHOLECLEAR A MINIMUMOF4"PEA AND COVER,EJIW1040OR SET PRE-CASTSTRUCTUREON SEE PLANSFORSIZE SEE PLANSFORSIZE STANDARD MANHOLEFRAME FILTER FABRIC GEOTEXTILE FENCE POST FLOW SHEET JOB NO.: DR.: P.M.:

SHT REV# DATE DES DRN CHK DESC m c16-07-05 dc mmm PRELIMINARY dc Czaplicka Properties, LLC 05 02-03-18 dmc mmm dmc Revise design 830 Cottageview Dr., Ste. 201 16031 06 02-07-18 dmc mmm dmc Revise design CKD.: C1.5 P.O. Box 4015 Long Lake Commons 07 02-19-18 dmc mmm dmc Revise design Traverse City, MI 49685

CREATED: 08 08-24-18 dmc jeh dmc Preliminary Utility Layout OF CIVIL DETAILS - STORM 09 10-04-18 dmc jeh dmc Preliminary Plans for Permit Submittals Phone: 231-946-9310 www.maaeps.com Section 11, Town 27 North, Range 12 West 10 11-07-18 dmc jeh dmc Township Submittal 11 04-26-19 dmc jeh dmc Township Submittal [email protected] Long Lake Township, Grand Traverse County, Michigan 12 05-20-19 dmc ejw dmc Revised roadway and utility layout P:\Land Projects\2016\16031 - Long Lake Commons\dwg\Plan\16031 plan13.dwg (C2.0 ORIG PUD) - Jun 20, 2019 11:06am - ericw EXISTING/APPROVED OVERALLSITE CONDOMINIUM/PUD OPENSPACE IMAGE FROMORIGINAL PUD PLANSET-NOTTOSCALE JOB NO.: DR.: P.M.:

SHT REV# DATE DES DRN CHK DESC m c16-07-05 dc mmm PRELIMINARY dc Czaplicka Properties, LLC 05 02-03-18 dmc mmm dmc Revise design 830 Cottageview Dr., Ste. 201 16031 06 02-07-18 dmc mmm dmc Revise design CKD.: C2.0 P.O. Box 4015 Long Lake Commons 07 02-19-18 dmc mmm dmc Revise design Traverse City, MI 49685

CREATED: 08 08-24-18 dmc jeh dmc Preliminary Utility Layout OF ORIGINAL BRIAR RIDGE SITE CONDOMINIUM / PUD PLAN 09 10-04-18 dmc jeh dmc Preliminary Plans for Permit Submittals Phone: 231-946-9310 www.maaeps.com Section 11, Town 27 North, Range 12 West 10 11-07-18 dmc jeh dmc Township Submittal 11 04-26-19 dmc jeh dmc Township Submittal [email protected] Long Lake Township, Grand Traverse County, Michigan 12 05-20-19 dmc ejw dmc Revised roadway and utility layout