ORCHARD PARK Walker, Michigan
PRELIMINARY AREA SITE PLAN AND RE-ZONING March 02, 2006 Revised : September 12, 2006 Prepared By:
301 Commerce St., Suite 3635 Fort Worth TX. 76102 Attn: Tom Carter Phone: (817) 810-5304 Email: [email protected] Web Page: www.trademarkproperty.com
6375 Riverside Dr. Dublin Ohio 43017 Attn: Gary Smith Phone: (614) 764-1122 Email: [email protected] Web Page: www.bird-houk.com
2020 Monroe Ave, N.W. Grand Rapids, Michigan 49505 Attn: William Kozak Phone: (616) 363-9801 Email: [email protected] URBAN RETAIL PROPERTIES CO. Urban Retail Properties Co. 900 North Michigan Avenue Chicago, Illinois 60611 Telephone: (312) 915-2000 Email: [email protected] Web Page: www.urbanretail.com INTRODUCTION Table of Contents
I. Introduction PAGE
• Table of Contents 2 • Project Overview 3 • General Development Statements 3 • Goals for the Project 3 • Statement of Relationship to the Master Plan 3 • Development Districts 4 II. General Development Information
A. Application • Application forms 5 • Legal Description 6 • Regional Context 7 • Existing Adjacent Zoning 8 B. Existing Conditions • Aerial Photograph 9 • Site / Natural Features 10 • Elevation Analysis 11 • Environmental Study (summary) 12 C. Thoroughfare Plans • Regional Circulation 13 • Thoroughfare plan 14 • Thoroughfare Sections 15 • Conceptual Thoroughfare Landscape Treatments 16 • Town Center Typical Section and Plan 17 • Bike and Pedestrian Circulation 18 • Traffic Study Summary 19 D. Regulating Plan & Guidelines • Development Regulating Plan 20 • Development Matrix: Permitted Uses, Densities, Setbacks, etc. 21 • Development Matrix: Architectural Commitments 22-26 • Conceptual Master Plan 27 • Open Space / Park Plan 28 E. Utility Information • Proposed Utility Plan 29 • Statements of Utility Availability 30 • Proposed Mass Grading 31 F. Proposed Phasing • Phasing Plan 32 • Phasing Description 32 G. Economic Impacts • Statements of economic impact to community 33-34
2 INTRODUCTION Project Overview Project Description Goals for the Development
The Orchard Park development is designed to be a high quality, mixed use development • To create a high quality, mixed-use development that will meet the economic that will provide the community with live, work, shop and play opportunities unlike any development needs of the community and provide a live, work, shopping and leisure other development within the Grand Rapids metropolitan area. The developer intends to experience unlike any other within the Grand Rapids metropolitan area. incorporate a range of residential, office and retail uses all with high quality architectural and development standards. The anticipated tenants and high level of design at Orchard • To create a mixed-use town center providing retail, office and residential opportunities Park will create a regional attraction to this site and set this development apart from existing and having an urban, pedestrian oriented feel. retail developments within the area. For this reason the developer is seeking to re- zone the entire +/- 238 acre parcel from Agriculture (AA) to Mixed-PUD (M-PUD). • To create an efficient vehicular and pedestrian traffic system that will facilitate the The M-PUD classification will allow this property to develop as shown herein with a mix of movement of people in to, out of and through the site while relieving pressure on the land uses and quality development standards that are currently not achievable within any existing exterior road network. other zoning classification. It will allow the flexibility to incorporate multiple land uses within one parcel and sometimes within one structure, create setbacks and build-to lines that are • To create a land use plan that will be sensitive to the land uses surrounding the site more conducive to “traditional” styles of development and create architectural and quality while preserving natural areas within the site. standards that allow for diversity while creating an overall “theme” for the development.
At the heart of the development is the +/- 60 acre retail Town Center. The Town Center • To provide residential land uses along the existing 4 Mile Rd. that will serve as a will likely be developed with a mix of “fashion retail”, restaurants, offices and may include transition between the higher intensity Town Center and the residential uses to the residential and will draw people from the entire Grand Rapids Metro area and beyond. north as well as preserve the residential character of 4 mile Rd. Buildings will be situated towards internal streets with pedestrian oriented “storefront” appearance. Architectural styles will be diverse while utilizing high quality materials and • To create sustainable architecture using design principals that have been tested pedestrian scale detailing to create a “developed over time” appearance. Streets within over time. Development standards will encourage a diversity of styles using high the Town Center will incorporate tree lined sidewalks, benches, ornamental style lighting quality materials in order to establish a common theme yet provide a “developed and other detailing that will accentuate the pedestrian experience. The Town Center will be over time” appearance. organized around a central green space that will serve for public gatherings and functions. Architecture will be of a traditional nature to emphasize timelessness and sustainability. With this high level of design and planning the Town Center will offer a living, shopping and leisure experience not currently found in the Grand Rapids area. The following development and design standards are intended to establish procedures and standards to help achieve the goals as identified above. For the The project team has worked extensively with the city staff to insure that the development is purposes of this submittal the site has been subdivided into 5 different districts, each in keeping with the intent of the current City Master Plan for development of the region with having slightly different development standards. the focus on bringing high quality land uses, regional interest and economic development to the City. Land uses have been transitioned in such a way as to be most compatible with • District A: Town home residential the surrounding land uses while sensitive natural areas such as wetlands, ravines, streams and natural wooded areas have been preserved as open space. A functional system of • District B: Town Center - Integrated Mixed Use roads and boulevards has been designed to facilitate the movement of traffic into, out of and through the site and to relieve pressure on the existing road networks. • District C: Light Retail and Office
This submittal is intended to provide the framework for approval of the M-PUD zoning • District D: Mixed Use – Light Retail/Office/Residential and establish land use, design and quality standards which the City of Walker can use as a benchmark for approval of future site plan submittals on this property. Prior to any • District E: Tourist Oriented Retail construction on this site, and as tenants are identified and plans are more formalized, the developer will be required to submit for a preliminary area site plan and a final area site plan Each district is intended to focus on different allowable land uses, configuration and approval as established in the PUD text. corresponding architectural character. This submittal will establish standards that will result in Orchard Park being a unique and diversified development with a strong interrelation between all uses and districts.
3 INTRODUCTION Development Districts
DISTRICT ‘A’ – RESIDENTIAL DISTRICT use town center projects having been involved in projects such as Easton in Columbus, Ohio and The intent of the Residential district is to provide primarily medium to high density the Woodlands in Texas. The layout of this project as shown in the master plan is currently being residential uses more in keeping with the urban nature of the town center and to marketed to prospective tenants by the developer and although minor changes will be needed as provide a transition between the higher intensity uses of the town center and the tenants are identified and signed the concept is expected to remain substantially similar. Once the residential uses north of 4 Mile Rd. To provide for a variety of residential living op- major tenants have been identified more specific plans as well as final architecture will be presented portunities the district will be designed initially with a mixture of owner occupied to the City for review and approval. and rental units. All of the rental units will be designed to accommodate a con- dominium conversion when the market dictates. All of the residential uses will be DISTRICT ‘C’ – LIGHT RETAIL AND OFFICE designed to be more urban in nature with buildings of two or more stories oriented The light retail and office district will consist mainly of retail outparcels and office uses that rely on toward the street and sidewalk system, on street parking and, in some cases, rear having frontage on a major Thoroughfare. Buildings will be different in type and in scale from the loaded garages. Buildings will reflect a more traditional nature with materials, de- town center and will be set apart from each other in the landscape. Given the nature of the of- tail and proportion similar to the style of early to mid twentieth century urban archi- fice development to the south of this site buildings will be smaller in scale and limited to 2 stories in tecture. Open spaces/parks will be incorporated throughout the plan for use of the height. Architecture within this district will be of high quality with 4 sided appeal and will be pulled residents and community. The residential portion of the project will likely be de- up closer to the street to allow the buildings to define the character of the environment. This will also veloped by a residential developer working in conjunction with the developer of the serve to minimize the appearance of parking along the thoroughfare. Separate parcels within this town center and will be designed to blend into the urban fabric of the town center. district will be encouraged to share parking wherever possible to enhance the connectivity of the The layout as shown in the proposed master plan is conceptual in nature and is district. In keeping with the City of Walker Master Plan a mix of uses will be marketed for this area. based upon our basic knowledge of the residential market. Once a residential The size, location and layout of buildings within this district will likely vary slightly from those portrayed developer has been identified and a residential market study has been completed in the conceptual master plan once actual tenants have been identified. The design intent and the a more revised plan will be submitted to the City of Walker for approval. Revised standards identified herein shall be incorporated into the final design. plans will be based upon the principles and standards herein. The residential district is reflective of the desire of the current Walker Master plan for this area to DISTRICT ‘D’ – MIXED USE : LIGHT RETAIL/OFFICE/RESIDENTIAL have a residential component adjacent to 4-Mile Rd. This district will be similar in nature to district ‘C’ in that uses will be mixed and of a smaller scale than the town center and district ‘E’. Architecture in this district will be consistent in character with DISTRICT ‘B’ – RETAIL TOWN CENTER the rest of the development and will be pulled closer to the main thoroughfare while parking will be The main core and activity center of the Orchard Park development will be the encouraged to be located at the sides or rear of the structure. Given the limited access to North- mixed use town center. This urban style development will be the home for retail, ridge Blvd. cross access easements between parcels will be necessary in this district. Residential office and potentially residential uses. This diverse mix of uses within the town uses if incorporated within this district would likely be more conventional in layout than the more ur- center is responsive to the Walker Master plan for the area and will maintain the ban oriented district ‘A’. Offices in this district will be small to medium size and commercial uses will vitality of the town center at all hours. This district will likely be one of the first dis- be more outparcel in nature. This district has not been heavily marketed for users and as such the tricts developed within the phasing. Buildings within this district will orient them- site plan as shown is not reflective of final tenants and will need to be revised and presented to the selves to a main street with wide sidewalks and on street parking. Buildings will City when more detailed information becomes available. be grouped together to present a continuous and uninterrupted façade. Store- fronts will be the main component with all main pedestrian entrances being fo- DISTRICT ‘E’ – TOURIST ORIENTED RETAIL cused on the main street. The town center is designed to be primarily pedestrian The Tourist Oriented Retail district is intended to incorporate large ‘regional’ retail uses having a large oriented with large sidewalks, a town square and the majority of parking areas destination type appeal and associated commercial uses that feed from the traffic generated from located to the rear of buildings out of view of the main street environment. Traf- such uses. This district reacts to the desire of the City of Walker Master plan to have a large tourist fic through the town center will be slow moving with more narrow traffic lanes to oriented anchor or entertainment use within this area. Uses within this district are less compatible promote pedestrian activity. Architecture will be a diverse mix of styles using high with the more urban areas of the town center and are largely vehicular oriented. Large users are quality materials to portray the sense of a downtown area developed over time. generally single buildings on individual lots requiring substantial parking to accommodate the large Visual and pedestrian interest will be engaged with a high degree of detail and volume of customers brought to the site. Ancillary uses typically feed off of the traffic generated by variety in design coupled with a lively town square and pedestrian areas. Views the larger retailers and typically consist of hotels, convention centers, restaurants, etc. Uses within throughout the town center will be focused on architecture or public spaces to this district also are more dependent upon visibility from a freeway or major arterial. The develop- highlight the aesthetic experience while signage in this district will be diverse and ers have been negotiating with several users for this district but as of yet no tenants have committed unique to establish visual interest and identify tenants within the town center. The to the site. Once zoning has been secured and tenants can be signed the site plan will be solidified developers of this project have extensive experience in creating successful mixed and returned to the City of Walker for final approval.
4 APPLICATION Application Forms
5 APPLICATION Legal Description
6 APPLICATION Regional Context
7 APPLICATION Existing Zoning
8 EXISTING CONDITIONS Aerial Photograph
4 Mile Rd.
Bristol Ave.
Northridge Dr.
Walker Ave.
Rte. I 96
9 EXISTING CONDITIONS Existing Site Features
Existing Site Features 4 Mile Rd. The Orchard Park project derives its name from the sites history as an operating orchard. The site is bound by Walker Ave to the West, 4- Existing Green Houses Mile Rd. to the north, Bristol Ave. to the east and I-96 to the south. It is characterized by pockets of orchards, open spaces, natural tree stands, ravines and moderately sloping topography. The site offers good visibility and connection opportunities from Interstate-96 making this a very suitable location for the regional type of development being proposed.
Walker Ave. Orchard Park poses several unique planning and design challenges including wetlands, ravines, power easements that divide the site and environmental cleanup from years of pesticide applications. Northridge Dr. Environmental cleanup will provide cleaner groundwater and site runoff, Bristol Ave. enhance the ability of the landscape to establish itself, and ensure the safety of the development and surrounding area. The existing wetlands and large ravine area will be preserved to the extent possible and incorporated into the design for open space and separation of uses. Instead of being viewed as a detriment to the development the existing power easement will provide a location for storm water collection and filtration, wetland mitigation and an opportunity to create pedestrian connections through the site.
Rte. I 96 Traffic considerations will play an important role in the planning and design of Orchard Park. It will be important to design a system that will allow efficient vehicular movement from the off ramp of I-96 into the site as well as good traffic flow through the site in order to relieve pressure on the existing road network. Great care must be taken to preserve the character of existing 4-Mile Road and to minimize the impacts of this development.
LEGEND
Power Easement Existing Roads Wetlands
Orchard Stream Ravine Line
Ravine Existing Trees
10 EXISTING CONDITIONS Elevation Analysis
Elevation Analysis
The Orchard Park site is characterized 4 Mile Rd. by moderately sloping topography and changes in elevation that will provide a wide range of opportunities for the project. The changes in elevation provide opportunities for varying views and vistas throughout the site and the ability to highlight key architectural and Walker Ave. landscape features. Areas bordering I- 96 offer some of the highest elevations providing excellent sight lines for the regional retail uses from circulation corridors. Lower portions of the site offer ravines and wetlands that will be preserved as a visual amenity. These ravines and wetlands will also establish greenbelt corridors, provide opportunities for natural storm water runoff and filtration as well as provide a natural separation between uses of varying intensities.
Bristol Ave.
Rte. I 96
11 EXISTING CONDITIONS Environmental Study Environmental/Brownfield Study
Historical land uses for the majority of the Site were rural residential and agricultural. Over 100 acres of the Site are or have formerly been orchards. Various metals including arsenic and lead were used as pesticides prior to the 1950s. From the 1940s through the early 1970s, DDT and related chlorinated pesticides were frequently used at orchards. Preliminary testing indicates that arsenic and chlorinated pesticides remain in topsoil at the Site. The arsenic in topsoil at many locations is above generic residential cleanup criteria established by the State of Michigan. Based on these health criteria, portions of the Site are not suitable for residential development without mitigation.
The proposed site development will address the presence of the arsenic and any other hazardous materials remaining from the orchard operations. Additional testing will be performed to better define the extent of the affected soil. A site-specific mitigation plan will be prepared when the additional data is available. Common methods to mitigate the soil from the former orchard operations in Western Michigan include consolidation, capping, and off- site disposal. It is likely that a combination of these techniques will be used at Orchard Park to protect the public health and to comply with Michigan’s environmental laws
There are two open dumps on the Site. The waste from these dumps will be removed and transported to a licensed landfill for disposal.
Michigan’s environmental laws provide incentives to redevelop affected sites like Orchard Park. The Owner of the property has submitted a Brownfield Plan Amendment to the City of Walker Brownfield Redevelopment Authority to provide reimbursement of eligible environmental expenses with tax increment revenues generated by the project.
Finally, there are regulated wetlands on the Site. The majority of the wetlands are located in proposed open space areas. This will minimize the affect of the development on the wetlands. Some wetland areas will, however, have to be disturbed to construct road crossings. Permits from the State of Michigan will be obtained to perform work in the wetlands and suitable mitigation areas will be constructed.
12 THOROUGHFARE PLANS Regionalg Circulation
Regional Circulation
Orchard Park has access to a surrounding hierarchy of streets and thoroughfares that allow the development to be accessed from both local areas as well as the greater Grand Rapids metropolitan area and beyond. Having almost direct access to I-96 and being close to 131 makes this location very well suited to the types of regional uses proposed for the site and will allow Orchard Park to develop as a destination retail / entertainment location rather than a local shopping center.
Current plans provide for the extension of Northridge Blvd through the site, the extension of Baumhoff Dr. into the site and the installation of a continuous right from the interchange on to Northridge Blvd. into the site. These provisions are designed to create efficient vehicular movement into and through the site while preserving the existing road network for local travel and reduced traffic demands. Potential future extension of Northridge west of the site to Fruit Ridge and east of the site back around to 4-Mile could further reduce the demand on existing roadways and route traffic onto roads designed to handle increased traffic volume.
13 THOROUGHFARE PLANS Proposedp Circulation
PROPOSED VEHICULAR CIRCULATION
4 Mile Rd. •Northridge Dr. extended through the site as Baumhoff Rd. Baumhoff a boulevard
•Baumhoff Rd. extended into the site
Bristol Ave.
Northridge Dr.
Walker Ave.
Private Road (By others)
Rte. I 96
*Circulation pattern as shown is conceptual in nature and is subject to change with final engineering, traffic study, etc. Additional curb cuts not shown may be approved based upon final engineering and approval by City of Walker Engineer.
14 THOROUGHFARE PLANS Thoroughfare Sections
15 THOROUGHFARE PLANS Thoroughfareg Streetyy Sectionsy
Street Trees Median Landscape @40’ O.C. Treatment
Street +/- 24’Boulevard +/- 30’ Street +/- 24’ R.O.W. +/- 124’ Tree Lawn +/- 6’-8’ Side Walk +/- 5’ Side Walk/Bike Path +/- 10’ Tree Lawn +/- 6’-8’ Conceptual Boulevard Treatment
Street Trees @40’ O.C.
Street +/- 48’ R.O.W. +/- 82.5’ Tree Lawn +/- 6’-8’ Side Walk +/- 5’ Side Walk/Bike Path +/- 10’ Tree Lawn +/- 6’-8’ Conceptual Street Landscape Treatment
*Plan as shown is conceptual in nature and is intended to portray a level of design quality only. *Final landscape design may vary based upon final design and engineering issues. 16 THOROUGHFARE PLANS Town Center Section and Plan
18’-20’
5’ 10’ Min. Main Street, parallel parking Main Street, with or angled parking parallel parking Tree Grate Spacing +/- 30’-35’ or angled parking Side Walk +/- 10’-12’ Tree Grate +/- 5’ Typical Town Center Section Typical Town Center Diagram
17 THOROUGHFARE PLANS Pedestrian Network
Due to Orchard Park Town Center’s pedestrian qualities, an extensive pedes- trian network will extend out into the sur- rounding uses. The network may consist of a combination of sidewalks, bike paths, and boardwalks. Pedestrian ways will pro- vide access between uses, to parking ar- eas, and connect residential uses to related and walk-able commercial areas. Walks and bikeways along boulevards and main roads will be enhanced with landscaping to separate users from vehicular traffic. Walks and boardwalks will allow users access to preserved natural areas such as the ravine. The pedestrian network will also serve as a connection to exiting regional pedestrian circulation and will connect to future neigh- boring pedestrian networks as they devel- op.
Bike Path- 10’ Width
Wetland Pedestrian Trails
Bike Path- Kent County Parks Commision
Sidewalks- 5’ Width
Proposed Ponds
*Circulation pattern as shown is conceptual in nature and is subject to change with final engineering, traffic study, etc. Additional curb cuts not shown may be approved based upon final engineering and approval by City of Walker Engineer.
18 THOROUGHFARE PLANS Traffic Studyyy Summary
PROPOSED TRAFFIC SYSTEM To mitigate the impact of the proposed mixed-use development SUMMARY on the study intersections, several improvements have been recommended. Improvements recommended at the intersections of Walker Avenue and 4 Mile Road, Bristol Avenue Metro Transportation Group, Inc. was retained by Trademark and 4 Mile Road, Alpine Avenue and 4 Mile Road, Walker Avenue Properties, Inc. to prepare a traffic impact study for a proposed and Northridge Drive, Walker Avenue and the westbound I- mixed-use development in Walker, Michigan. The project site 96 ramps, the eastbound I-96 on ramp for northbound Walker is located on the southeast corner of Walker Avenue and 4 Mile Avenue, Walker Avenue and the eastbound I-96 off ramp, Walker Road in Walker, Michigan. The site is currently occupied by Avenue and 3 Mile Road, Bristol Avenue and 3 Mile Road, and agricultural uses. Bristol Avenue and the extension of Northridge Drive. With the recommended improvements implemented, all the study The report includes the following sections: intersections are anticipated to operate at acceptable levels of service in the future build scenario, with the exception of Alpine • Detailed description of the study area Avenue and 4 Mile Road intersection and some movements at the • Existing land use and roadway characteristics intersections of Walker Avenue/4 Mile Road and Walker Avenue/3 • Existing weekday AM, PM and Saturday peak hour traffic Mile Road intersections. For the proposed site roadways, all analyses recommended traffic control devices and lane configurations • Future No Build Analysis will allow the project intersections to operate at level of service • Trip generation for the proposed land use C or better during the AM, PM, and Saturday peak hours under • Future build weekday AM, PM and Saturday peak hour the future 2011 build scenario, with the exception of some stop- traffic analyses controlled site driveways. The proposed site is planned for approximately 1,188,400 An additional scenario was analyzed incorporating the extension square feet of retail uses, 77,600 square feet of restaurant uses, of Northridge Drive from Bristol Avenue to the Cordes Avenue/4 135,000 square feet of office uses, and 325 apartments, 114 Mile Road intersection. Improvements are recommended at the townhomes and condominiums, and approximately 27,000 intersections of Bristol Avenue and Northridge Drive and Cordes square feet of assisted living facilities. The site plan indicates Avenue/Northridge Drive and 4 Mile Road. Additional crossovers that Northridge Avenue will be extended from Walker Avenue should be provided on Northridge Drive to accommodate left turn to Bristol Avenue with a four lane boulevard cross section. Four movements at the intersection of Bristol Avenue and Northridge project intersections have been identified as potential roundabout Drive. Two crossovers were assumed, and they are anticipated to locations. Project driveway locations have been assumed for the operate at acceptable levels of service in this scenario. All other analysis. intersections are anticipated to operate at acceptable levels of service under the Northridge Drive extension scenario. The existing conditions capacity analysis indicated that all intersections currently function at acceptable levels of service Roundabouts have been considered as the intersection control (level of service C or better) during the peak hours, with the method at the intersections of Walker Avenue/Northridge Drive, exception of the Walker Avenue/4 Mile Road, Alpine Avenue/4 Drive 10/Northridge Drive, Drive 11/Northridge Drive, and Drive Mile Road, and Walker Avenue/3 Mile Road intersections. With 12/Northridge Drive. Metro recommends consideration of the the addition of background growth, these intersections are roundabout alternative as the best long-term solution to meet anticipated to degrade further and the intersection of Bristol the projected needs for the year 2011. Capacity analysis for the Avenue and 4 Mile Road is also anticipated to degrade to an projected 2011 traffic volumes revealed all studied intersections unacceptable level of service. would provide excellent traffic operation and lower average delay with the roundabout alternative. March 2000, Insurance Institute Improvements were identified to mitigate the impact on the study for Highway Safety “Crash Reductions Following Installation of intersections due to background growth, not due to the proposed Roundabouts in the United States” report, roundabouts would mixed development. Improvements are recommended at the provide safer intersections with up to 76 percent reduction in injury intersections of Walker Avenue and 4 Mile Road, Bristol Avenue accidents and up to 90 percent reduction in fatal or incapacitating and 4 Mile Road, Alpine Avenue and 4 Mile Road, and Walker injuries. Avenue and 3 Mile Road.
19 SUB AREA PLANS & GUIDELINES District Map
Orchard park is separated into 5 different land use districts. Each 4 Mile Road different district will focus on differ- ent allowable land uses, configu- ration and architectural character
District A Bristol Ave. and will have its own separate de- A B velopment and quality standards. Having separate districts within the M-PUD will allow separate B Baumhoff Rd areas of the site to develop with District B land uses that are compatible with each other and their surroundings. B Green Space Quality guidelines are suggested Walker Ave. later portions of this document. B D Green Space District D Northridge Drive C District C E E
Private Road Green Space (By others) District E Townhome Residential District ‘A’ (+/- 33.00 Ac.)
Town Center Integrated Mixed Use District ‘B’ (+/- 68.30Ac.)
Light Retail and Offi ce District ‘C’ (+/- 11.27Ac.) E Mixed Use (Lt. Offi ce/Retail/Residential) District ‘D’ (+/- 16.8 Ac.) Rte. I 96
Tourist Oriented Retail District ‘E’ (+/-74.25 Ac.)
Green Space (+/- 40.00 Ac.)
20 SUB AREA PLANS & GUIDELINES Development Standards Matrix
21 SUB AREA PLANS & GUIDELINES Development Matrix: Architectural Commitments
District 'A' - Standards and Commitments
Architectural Standards
District Layout & Configuration Building Materials Roofs Windows & Doors Signage Lighting
Residential buildings should be oriented Residential buildings shall be constructed Natural or simulated slate or tile, . The majority of glazed Ground mounted monument signs Design of fixtures should be designed to the sidewalk and the street. or clad with materials that are durable, wood shakes, dimensional openings should be of vertical must be incorporated with a masonry to prevent offsite glare. Light fixtures Townhomes shall be facing the street economically-maintained, and of a quality shingles (min. of 30 yr.), standing proportion (min. 2:1 height to base of at least 24" in height shall use cutoff lenses or hoods to with parking and garages in the rear of that will retain their appearance over time, seam metal panels (min of 20 yr. width ratio) unless contextual consisting of brick or stone matching prevent glare onto adjacent properties the unit as well as parallel parking on including natural or synthetic stone; brick; paint warranty), copper, single to the building style. The the materials found on the main buildings and roadways. street. stucco; wood lap siding or cementitious ply membrane roofs (when intent is to portray a building lap siding having the appearance of hidden from public view) traditional proportion Building mounted lighting may be Multi-family buidings may have traditional wood associated with mid-century Residential projects will be permitted used only to highlight specific townhome, flat or garden style units. Pitched roofs are required for all construction one ground mounted monument sign architectural features or primary Each unit will meet the minimum square Wall surfaces of the front façade should residential buildings two stories along the frontage of 4 Mile Road. customer or building entrances. footage. Larger buildings will be designed consist of natural or natural appearing or under in height. Townhomes Frames and trims should be Monument signs shall be for the General floodlighting of building with a more urban style architecture. All material with a minimum of 40% brick or and multi-family buildings neutral colors such as warm purpose of identifying the name of facades is not permitted. residential communities will be designed stone, excluding glass. To promote exceeding two stories shall be white, or cream (except for the project only. All such signs shall to incorporate park and open space for architectural diversity individual units may permitted to have flat roofs styles such as Tudor) be human in scale (maximum height Exterior light fixtures shall have an use of the residents. have more or less than 40% so long as the designed with parapet walls 6') and setback 10' from the property appropriate scale and appearance entire building meets the aggregate similar in nature to a more urban Wood, vinyl and aluminum line. The sign shall not exceed 32s.f. when visible Buildings shall be articulated to break requirement. The balance of the building's architecture. clad are acceptable per sign face. External illumination Antiqued materials, brass, steel and down the scale and have the varied look elevations not directly visible from public of signage is preferred. copper are acceptable of a number of buildings built over time. view shall include materials consistent with Building masses and edges along the those on the front in varying percentages. No building mounted signage shall Fixtures with exposed bulbs are not street shall be articulated with windows be permitted on the residential permitted and entry ways that provide interest. Buildings should use materials, details and buildings with the exception of The mounting height for luminaire A proportions similar to the traditional style building addresses. The exterior walls of long buildings shall of early and mid-twentieth century fixtures shall not exceed 16' as offest along their length as needed to architecture measured to the top of the fixture eliminate long runs of uninterrupted from grade straight wall surface and keep a Brick shall be earth tone colors in standard residential scale. sizes and shall be laid in a traditional masonry pattern Distinction between ground floor and upper floor levels should be clearly Stone shall be natural or simulated articulated. material. Siding should be of traditional profiles Columns, cornices, and similar elements such as 4-8" horizontal beveled. Siding shouldAll mechanical be natural units, or simulated dumpsters, natural shall not exceed 70% of any wall surface materialselectrical, suchtelephone as wood, and steelsimilar or itemsstone must be screened from view using Stucco, EIFS shall be detailed to look like materials consistent with the building traditional wall cornices, soffits, etc. style, or landscaped when located at or near the ground
22 SUB AREA PLANS & GUIDELINES Development Matrix: Architectural Commitments District 'B' - Standards and Commitments
Architectural Standards
District Layout & Configuration Building Materials Site Configuration Roofs Signage Lighting
Natural or simulated Pedestrian walkway The buildings need to be Wall surfaces of the front façade should consist of natural Streets should be laid out in a grid or an Tenants within the town center shall have slate or tile, wood lighting. Pedestrian level, flexible and capable of or natural appearing material to portray a Main Street orthogonal arrangement. Cul-de-sacs or one (1) primary storefront identification sign shakes, dimensional bollard lighting, ground supporting more than one type appearance non-through streets shall be avoided. mounted to the tenants building face and shingles (min. of 30 mounted lighting, or other of activity or use. Therefore, Special attention shall be given to the one (1) secondary sign such as a projecting yr.), standing seam low level, glare controlled whether a retail shop, an Free standing buildings (outparcels) within this district shall focal points on all main streets. View tenant sign or canopy mounted sign or other metal panels (min of fixtures mounted on office building, or a restaurant, have a 4 sided architectural appearance. Street facing shall be focused on architectural graphics treatment at each tenant storefront 20 yr. paint warranty), building or landscape the materials, details, etc. facades of these buildings should consist of natural or features or special landscape features. elevation which excludes facets of bay copper or flat roof walls shall be used to must be consistent for the natural appearing materials with a minimum of 40% brick, windows and the second story of two (2) Buildings shall be located close to the systems (when level tenant. When a storefront has two (2) light pedestrian walkways district. stone or other decorative masonry product (excluding hidden from public glass openings). The balance of the building's elevations main street with the parking located or more elevations, a second major view) Illumination levels: The Town Center shall be not directly adjacent to the street shall include materials behind or along the side of the entries on storefront identification sign and secondary All out parcel Pedestrian areas shall be eclectic in style to depict "a consistent with those on the front with a minimum of 25% the main street. Parallel or angled sign shall be allowed as long as it is buildings less than illuminated to a minimum growth over time" aesthetic. brick, stone or other decorative masonry product parking is allowed on the main street. approved by the landlord. 18’ in height shall of one (1) foot-candle. Buildings shall use materials, have sloped roofs. details and proportions similar Buildings within the town center shall be constructed or The ground floors of buildings should Freestanding Outparcel Signage: Within this Minimum roof pitch Design of fixtures shall to the traditional style of mid- clad with materials that are durable, economically contain commercial uses and public district freestanding outparcel buildings shall be 6:1 and prevent off-site glare. twentieth century architecture maintained and of a quality that will retain their appearance spaces with direct entry from the around the perimeter of the town center and Maximum roof Pitch Light fixtures shall use found in most mid-western over time including brick, natural or synthetic stone, other sidewalk. having frontage on a major thoroughfare shall be 12:1. cut-off lenses or hoods towns in America. decorative masonry products, stucco, water managed shall be permitted the following signage: Architectural diversity is Mansard roofs are EIFS, wood or cementicious lap siding or high quality Further articulation of the street level Monument Signs: Outparcels having required in order to provide acceptable provided Building mounted lighting architectural pre-cast concrete with the appearance of a façade shall provide a comfortable frontage on a major thoroughfare shall be visual interest and some that they meet the may be used only to traditional limestone or brick wall. pedestrian experience with placement of permitted one ground mounted monument distinctive character to each street trees, exterior lighting on buildings minimum slope sign. Monument signs shall be limited to a highlight specific portion of the Town Center. requirements and are architectural features or B Brick shall be earth tone colors in standard sizes and shall planters and overhead weather pedestrian scale (maximum height of 6') and Diversity shall include a minimum of 8 feet primary customer or be laid in a traditional masonry pattern. Stone shall be protection. shall have a maximum signage display area changes in materials, colors, in height. building entrances natural or simulated material. Siding should be of of 32 s.f. per sign face. Monument signs proportions, form and scale. All roof-top equipment traditional profiles such as 4-8" horizontal beveled. Siding Buildings shall be articulated to break shall be incorporated into a masonry base must be screened Parking lot lighting: shall not exceed 70% of any wall surface. Stucco, EIFS down the scale and have the varied look consisting of brick or stone to match the Buildings should be grouped from view. luminaire fixture height. shall be smooth, traditional finishes and detailed to look of a number of buildings built over time. facade of the building which it serves and to create a continuous and The mounting height for like traditional walls, cornices, soffits, etc. Building masses and edges along the shall be set back a minimum of 10 ' from the uninterrupted façade providing street shall be articulated with windows r.o.w. luminaire fixtures shall the illusion of shared or not exceed 28' as Except for free standing outparcel buildings, the rear of and entry ways that provide interest common walls. Ameasuredll major streets to the topand of All mechanical units, town center buildings shall be constructed of materials Buildings shall be oriented to the Building Mounted Signage: Outparcel theroadways fixture shallfrom begrade dumpsters, electrical, from the approved list but may not have the high degree of sidewalk and the street. Buildings buildings shall be permitted building comprised of ornamental telephone and similar items detail and articulation required on the main facade. should line the main street in a mounted signage on the principal building poles and fixtures in must be screened from view Service corridors not visible from public areas may use continuous edge. façade of not more than .75s.f. of signage keeping with the high using materials consistent with alternative materials. Free standing retail buildings (such per 1 linear foot of building frontage. quality town center the building style, or as outparcels within this district) must have 4 sided detail. r Entries to ground floor retail or Buildings occupying frontages on two or landscaped when located at o near the ground Free standing buildings shall be designed with 4 sided commercial space shall be located at the more roads may be permitted signage on architectural detail and the same elements of finish on all street building front. Street entrances the secondary facade of not more than .5s.f. Glass openings in the first elevations. Buildings shall front the adjacent roadway to shall be in the rear of the buildings. of signage per 1 linear foot of secondary story should be between 50- allow the architecture to define the street. Entries along sloping streets shall building frontage. 80% of frontage wall. All othe r provide safe, flat entryways while stories should be between 30- maintaining easy access to storefronts 70% Building accents can include metal panels, glazed tiles, or similar items if less than 20% go the building wall for window shopping. (excluding glass)
23 SUB AREA PLANS & GUIDELINES Development Matrix: Architectural Commitments
District 'C' - Standards and Commitments
Architectural Standards
District Layout & Configuration Building Materials Roofs Signage Lighting
Buildings shall be of smaller scale and Wall surfaces of the front façade should Natural or simulated slate or tile, Ground mounted monument signs must be Design of fixtures should prevent limited to two (2) stories in height. consist of natural or natural appearing material wood shakes, dimensional shingles incorporated with a masonry base of at least offsite glare. Light fixtures shall use Buildings will be pulled up to the with a minimum of 40% brick, stone or other (minimum 30yr warranty), standing 24" in height consisting of brick or stone cutoff lenses or hoods to prevent glare setback line along Northridge Blvd and decorative masonry, excluding glass. The seam metal (minimum of 20 yr. matching the materials found on the main onto adjacent properties, buildings and parking will be encouraged to be at the balance of the building's elevations not directly paint warranty), copper or flat roof building roadways. sides or rear of the buildings. A max of visible from public view shall include materials systems (when hidden from public one (1) row of parking is allowed in consistent with those on the front with a view). Ground mounted monument signs may be Building mounted lighting may be used front of building. minimum 25% brick or stone All building less than 16’ in height permitted within the building frontage on a only to highlight specific architectural shall have sloped roofs. Roofs shall major roadway. Monument sign will be of a features or primary customer or building Buildings should use materials, details Buildings shall be constructed or clad with be sloped a minimum of 6/12 and a pedestrian scale (maximum of 6' height) and entrances. General floodlighting of and proportions similar to the traditional materials that are durable, economically maximum of 18/12. Mansard roofs will be set back a minimum of 10' from the building facades is not permitted. style of early and mid-twentieth century maintained, and of a quality that will retain their are acceptable provided that they right of way. Monument signs in this district architecture appearance over time, including natural or meet the minimum slope will be limited to a maximum display area of Exterior light fixtures shall have an All mechanical units, dumpsters, synthetic stone, brick, other decorative requirement and are a minimum of forty s.f. (40s.f.) per side and must meet the appropriate scale and appearance electrical, telephone and similar items masonry, stucco; wood lap siding, cementitious 8 feet in height general sign requirements of this district when visible must be screened from view using lap siding having the appearance of traditional Antiqued materials, brass, steel and materials consistent with the building wood or pre-cast concrete with the appearance All roof-top equipment must be Buildings mounted signage shall be allowed copper are acceptable style, or landscaped when located at or of a traditional limestone wall or brick. screened on the frontage of buildings facing a major near the ground road. Building mounted signs along the Fixtures with exposed bulbs are not Siding should be of traditional profiles such as principal façade shall not exceed .75s.f. of permitted There shall be no blank, un-articulated 4 - 8" horizontal beveled sign area per one (1) linear foot of primary building walls exceeding 30 feet in building frontage. Buildings within this The mounting height for luminaire length Stucco, EIFS shall be smooth, traditional district occupying a corner location may be fixtures shall not exceed 28' as C finishes and detailed to look like traditional permitted building mounted signage on the measured to the top of the fixture from Freestanding retail and office buildings walls, cornices, soffits, etc. secondary facade. Secondary facade grade within this district must have four (4) signage shall not exceed .5s.f. of sign area sided detail Building accents can include metal panels, per one (1) linear foot of secondary building glazed tiles, or similar items if less than 15% of frontage. Buildings shall front the adjacent the building wall (excluding glass) roadway to allow the architecture to define the street
24 SUB AREA PLANS & GUIDELINES Development Matrix: Architectural Commitments
District 'D' - Standards and Commitments
Architectural Standards
Layout & Configuration Building Materials Roofs Signage Lighting District
Freestanding retail and office Wall surfaces of the outparcel buildings or buildings Natural or simulated slate or tile, Ground mounted monument signs must be Design of fixtures should be buildings within this district must adjacent to the main thoroughfares should consist of wood shakes, dimensional shingles incorporated with a masonry base of at least designed to prevent offsite glare. have four (4) sided architecture natural or natural appearing material with a minimum of (minimum 30yr warranty), standing 24" in height consisting of brick or stone Light fixtures shall use cutoff 40% brick, stone or other decorative masonry product, seam metal (minimum of 20 yr. matching the materials found on the main lenses or hoods to prevent glare All mechanical units, dumpsters, excluding glass. The balance of the building's elevations paint warranty), copper or flat roof building onto adjacent properties, buildings electrical, telephone and similar not directly adjacent to the main thoroughfare shall systems (when hidden from public and roadways. items must be screened from include materials consistent with those on the front with view). Ground mounted monument signs may be view using materials consistent a minimum of 25% brick or stone. permitted within the building frontage on a Building mounted lighting may be with the building style, or All retail and office buildings less than 16’ in height shall have sloped major roadway. Monument sign will be of a used only to highlight specific landscaped when located at or pedestrian scale (maximum of 6' height) and architectural features or primary Buildings shall be constructed or clad with materials that roofs. Roofs shall have a minimum near the ground will be set back a minimum of 10' from the right customer or building entrances. are durable, economically maintained, and of a quality of 5/12 slope and a maximum of of way. Monument signs in this district will be General floodlighting of building that will retain their appearance over time, including 18/12 slope. Mansard roofs are There shall be no blank, un- limited to a maximum display area of 40s.f. per facades is not permitted. natural or synthetic stone; brick; stucco; wood lap siding, acceptable provided that they meet articulated building walls side and must meet the general sign cementitious lap siding having the appearance of the minimum slope requirement exceeding 30 feet in length Exterior light fixtures shall have an traditional wood or pre-cast concrete with the and are a minimum of 8 feet in requirements of this district appropriate scale and appearance appearance of a traditional limestone or brick wall. height Outparcel buildings shall front the Building mounted signage shall be allowed on when visible Antiqued materials, brass, steel adjacent roadway to allow the Siding should be of traditional profiles such as 4 - 8" All roof-top equipment must be the frontage of buildings facing a major road. A max of one (1) row of parking and copper are acceptable architecture to define the street. horizontal beveled screened Building mounted signs along the principal shall be allowed between the façade shall not exceed .75s.f. of sign area per building and the street. All residential buildings shall have Fixtures with exposed bulbs are Stucco, EIFS shall be smooth, traditional finishes and one (1) linear foot of primary building frontage. sloped roofs. not permitted detailed to look like traditional walls, cornices, soffits, etc. Buildings within this district occupying a corner location may be permitted building mounted The mounting height for luminaire D Retail building accents can include metal panels, glazed signage on the secondary facade. Secondary fixtures shall not exceed 28' as tiles, or similar items if less than 15% of the building wall facade signage shall not exceed .5s.f. of sign measured to the top of the fixture (excludingAll downspouts glass) shall be concealed or constructed of a area per one (1) linear foot of secondary decorative metal such as copper or commercial quality building frontage. from grade painted metal. The view through Scuppers shall be screened. Monument signs shall not be placed within the sight triangle of any intersection or access The main facades of the office or residential buildings drive with a public street. Monument signs should have a minimum of 40% brick or stone, excluding must incorporate design and materials that glass. The balance of the building's elevations not match the architecture of the development. directly visible from public view shall include materials consistent with those on the front in varying percentages Pylon signs are not permitted within this district with a minimum of 20% brick or stone
25 SUB AREA PLANS & GUIDELINES Development Matrix: Architectural Commitments District 'E' - Standards and Commitments
Architectural Standards
District Layout & Configuration Building Materials Roofs Signage Lighting
Freestanding retail and office buildings within Wall surfaces of outparcel buildings fronting directly on a Natural or simulated slate or Exposed neon signage is not permitted. Exterior light fixtures should be this district must have four (4) sided public road shall consist of natural or natural appearing tile, wood shakes, Trimming of buildings with neon, or other compatible and relate to the architecture material with a minimum of 40% brick, stone, or other dimensional shingles types of strip style lighting, is not permitted architectural character of the decorative masonry product, excluding glass. The balance of (minimum 30yr warranty), building on site. All mechanical units, dumpsters, electrical, the building's elevations not directly visible from public view standing seam metal Monument signage shall not be placed within telephone and similar items must be screened shall include materials consistent with those on the front in (minimum of 20 yr. paint the site triangle of any intersection or access Other than pedestrian light from view using materials consistent with the varying percentages. warranty), copper or flat roof drive with a public street. fixtures, which will be less than building style, or landscaped when located at systems (when hidden from fourteen feet (14') tall, light or near the ground Buildings shall be constructed or clad with materials that are public view). Signs shall be located at approved access fixtures shall be full cut off durable, economically maintained, and of a quality that will points (curb cuts) to large retail fixtures. "Wall packs" are Large expanses of un-articulated wall shall be retain their appearance over time; including, but not limited to All retail outparcel buildings establishments or intersections permitted only in loading and avoided. Large format building shall include natural or synthetic stone; brick; stucco; high quality pre-cast less than 16’ in height shall service areas, and should be architectural elements of varying heights with concrete systems with the appearance of a traditional have sloped roofs. Roofs Signage shall have a consistent color down-lit and shielded from view. different roof elements to add visual interest limestone or brick wall; water managed EIFS or glass shall have a minimum of 5/12 scheme and material construction that is and break down the scale of the building. slope and a maximum of complementary to building architecture Lighting shall be directed to Siding should be of traditional profiles such as 4 - 8" 18/12 slope. Mansard roofs avoid intrusion on adjacent Facades shall be subdivided and horizontal beveled are acceptable provided that Pylon signs are permitted within this district properties and away from proportioned using features such as windows, they meet the minimum slope as a conditional use at the discretion of the adjacent thoroughfares entrances, arcades, arbors, awnings, or Stucco, EIFS shall be smooth, traditional finishes and requirement and are a City of Walker. Size of sign, height and alternate architectural detail that defines minimum of 8 feet in height detailed to look like traditional walls, cornices, soffits, etc. Alocation maximum to be of approved two (2) freestanding by the city. signs Maximum height of parking lot human scale, along no less than sixty percent All roof-top equipment must poles is thirty two feet (32') (60%) of the façade shall be permitted per large retail All building walls shall consist of a building Retail building accents can include metal panels, glazed tiles, be screened establishment complex. Such signs shall be measured from finished grade bay or structural building system that is a or similar items if less than 15% of the building wall ground mounted on a masonry or stone base E maximum of fifty (50') in width. Bays shall be A(excludingll downspouts glass) shall be concealed or constructed of a and be subject to the following requirements: visually established by architectural features decorative metal such as copper or commercial quality Max height: eight feet (8'), max area of sign such as columns, ribs or pilasters, piers, painted metal. The view through Scuppers shall be screened face: 60s.f., changes in wall planes, changes in texture or materials. Highly reflective materials such as bright aluminum are not Max area of commercial/ retail flush mounted permitted as the primary building material, especially at the signs shall be one square foot (1s.f.) of Large format buildings shall have clearly pedestrian level signage area per linear foot of building defined, highly visible customer entrances. frontage of the individual business. No Wall surfaces of the large format retail buildings should individual sign shall exceed 250 s.f. There shall be no blank, unarticulated consist of natural appearing material with a minimum of 40% building walls exceeding 50 feet in length brick, stone or other decorative masonry product, excluding glass.
The main facades of the office or residential buildings should have a minimum of 40% brick, stone or other decorative masonry product, excluding glass. The balance of the building's elevation not directly visible from public view shall include materials consistent with those on the front in varying percentages with a minimum of 20% brick, stone or other decorative masonry product.
26 SUB AREA PLANS & GUIDELINES Conceptual Master Plan
Note: This drawing is intended to portray the intent of the development and is for conceptual use only. Final Site Plan may change based upon fi nal engineering, tenant mix and building confi guration. 27 OPEN SPACE/ PLAN FEATURES
Open space will be preserved based on an area’s natural integrity 4 Mile Road and development potential .
Baumhoff Road Part of the proposed open space plan is the result of an ex-
Bristol Ave. isting power easement located through out the site. The space within the easement will be used for storm water management, poten- tial wetland reclamation if needed, and boulevard landscape treatment. +/- 3.9 Ac. The stretch of open space along Walker Ave. Northridge Boulevard will provide a buffer between the Town Center and Outparcel uses while positively con- +/- 2.6 Ac. tributing to the aesthetic quality of +/- 10.5 Ac. the boulevard. ulevard The majority of the remain- Northridge Bo ing open space is the preservation of an existing ravine. This area will +/- 7.5 Ac. protect the drainage way, woods, and topographically unique ground, and may be the site of potential pe- destrian trails and nature overlooks. +/- 1.45 Ac. This area also has the potential to become an anchor for a green-belt system through out neighboring sites as they become developed. Additional open space may be provided as pocket parks and civic use space throughout the develop- ment districts. Such areas may Rte. I 96 include plazas, common greens, pocket parks, and buffers.
28 UTILITY INFORMATION Proposed Utility Plan
29 UTILITY INFORMATION Statements of Utility Availability Proposed utilities for Orchard Park will be serviced with public water mains and public sanitary sewer. Storm water management for the area will be provided through a combination of public storm sewers (road right-of-ways) and private storm sewers (parking lots/private drives) and an extensive sequence of water quality and storage ponds.
Watermain for the Orchard Park development will connect to the City of Grand Rapids water system through two existing 16-inch diameter watermains. One main is located in Bristol Avenue and the second runs along Walker Avenue. The Bristol Ave. main is a high-pressure system while the Walker Ave. main is not. Final watermain design will include a pressure reducing valve located on the Orchard Park site in order to connect the high and low pressure districts. A proposed 16-inch diameter main will deliver water through the proposed site and complete a loop between the existing Walker Avenue and Bristol Avenue 16” watermains. Other proposed site watermains will complete several internal watermain system loops. This pipe configuration will provide adequate water quality and pressure for all proposed businesses and residents connected to the system.
Wastewater from the Orchard Park development will be collected in proposed on-site 12”, 10” and 8” diameter sanitary sewers. The proposed sewers will be carefully sized to support commercial applications on all of the outlot sites and also the various residential and commercial applications shown on the Orchard Park master plan. The site wastewater will discharge to the City of Grand Rapids sanitary sewer system in two locations. Wastewater from all areas west of the on-site natural ravine will discharge into an existing 12-inch diameter sewer in Walker Avenue / Northridge Drive intersection. All wastewater from areas east of the ravine will discharge into a 10-inch diameter sewer in Bristol Avenue, immediately south of I-96. Based on preliminary computations and flowrate figures provided in the City of Grand Rapids Sanitary Sewer Master Plan, adequate downstream sanitary sewer capacity is available in both locations.
The storm water system for the Orchard Park development is designed to handle storm water flows associated with the SCS type II, 100- year storm in accordance with the Kent County Drain Commission and the City of Walker drainage standards. Storm sewer pipes in this system are designed to transport storm water from seven drainage sub-districts to storm water detention ponds located in each sub- district. These pipes are sized to pass flows associated with the SCS type II, 10-year storm while the storm water detention ponds are sized to accommodate water runoff from the 100-year storm. Total pond storage capacity for the Orchard Park site is roughly 50 acre-feet. The detention ponds act to control storm water flows and provide water quality before eventually discharging runoff to nearby watercourses.
30 UTILITY INFORMATION Proposed Mass Grading
The mass grading for the proposed development will involve 222 acres of land more or less. The land will be cleared, topsoil stripped and stockpiled. The site will be graded to facilitate the construction of roads, parking lots, utilities and buildings. Prior to clearing the land, a soil erosion control plan will be prepared and a permit obtained. All soil erosion controls must be in place prior to the commencement of mass grading. A licensed storm water operator will make weekly inspections and write a report to assure that the contractor is properly maintaining soil erosion controls. Once mass grading is complete, any areas that will not involve immediate construction activity will be restored with topsoil, seed and fertilizer.
The mass earthwork phase of this development will also include the filling of regulated wetlands to facilitate road crossings and the construction of required wetland mitigation areas as permitted by the MDEQ.
31 PROPOSED PHASING Phasing Plan
Orchard Park will be constructed 4 Mile Road in several phases, initial construction will consist of the Town Center and as- Baumhoff Road sociated uses. Traffic improvements in Phase 1 would include the realignment of Walker Avenue, the Northridge intersec- tion, Northridge Avenue east to Baumhoff and the extension of Baumhoff Avenue. Later portions of Phase 1 would include portions of the residential district, the Walker Ave. entertainment/tourist oriented district and associated roadways. Phase 2 areas will likely include more of the peripheral retail areas and ancillary uses surrounding the tourist ulevard oriented anchor. Additional road infra- Northridge Bo structure will be developed as the districts Bristol Ave. open up for development.
LEGEND
Phase 1
Phase 2
32 ECONOMIC IMPACTS Community Economics
*Foot Note: The data provided above was taken from source data compiled by Trademark Properties based upon similar past projects such as the Woodlands in Texas
33 ECONOMIC IMPACTS Community Economics
34