M E M O R a N D U M

Planning Division 211 South Williams Street Royal Oak, MI 48067 248.246.3280

Meeting Date: July 11, 2019

M E M O R A N D U M

DATE: June 17, 2019

TO: Zoning Board of Appeals

FROM: Planning Division

SUBJECT: Report of Findings Case No. 19-07-21 – 309 E. 11 Mile Rd. (25-15-357-025)

1. Requested Variances (a) Waive 13 of the minimum required 59 off-street parking spaces

2. Purpose To convert an existing building to medical offices.

3. Aerial Photograph

Report of Findings – Case No. 19-07-21 309 E. 11 Mile Rd. Page 2 of 3

4. Variances to Chapter 770 Zoning ARTICLE IX Off-Street Parking and Loading §770-107. Table of off-street parking requirements. Medical and dental office – 1 space per 200 sq. ft. of usable floor area

5. Petitioner & Owner Stephen R. Etsey, Dykema Gossett PPLC, petitioner, & Martin – 11, LLC, owner

6. Findings The subject property is located at the northeast corner of E. 11 Mile Road and N. Troy Street. It was previously utilized as a food packaging and distribution center with ancillary retail sales and professional office. The prior uses required 27 off-street parking spaces.

The petitioner proposes to convert the building into two medical office tenant spaces. In the absence of a floor plan for each tenant space, the required amount off-street parking is calculated at 80% of the gross floor area per the zoning ordinance. The petitioner has identified the building’s gross floor area as 14,715 square feet. The proposed medical offices require a total of 59 off-street parking spaces. The existing parking lot located to the rear of the building will be re-striped to accommodate 46 off-street parking spaces. The petitioner is seeking a variance to waive 13 of the minimum required 59 off-street parking spaces.

As a point of reference, the table below compares the required amount of off-street parking per land use based on zoning ordinance provisions.

table of uses & required off-street parking uses required off-street parking per usable sq. ft. retail sale of furniture & appliances 1 per 800 sq. ft. general retail sale 1 per 250 sq. ft. prof. or medical office 1 per 225 sq. ft. fitness center 1 per 4 persons based on max. occupancy carry-out restaurant 1 per 200 sq. ft. convenience store 1 per 200 sq. ft. dine-in restaurant 1 per 65 sq. ft.

7. Decision Per § 770-124 (E) of the Zoning Ordinance: Upon an appeal, the Board is authorized to grant a variance from the strict provisions of this chapter, whereby unique, extraordinary or exceptional conditions of such property, the strict application of the regulations enacted would result in peculiar or exceptional practical difficulties to, or exceptional undue hardship upon the owner of such property, provided such relief may be granted without substantial detriment to the public good and without substantially impairing the intent and purpose of this chapter. In granting a variance, the Board may attach thereto such conditions regarding the location, character and other features of the proposed uses as it may deem reasonable in furtherance of the purpose of this chapter. Further, in granting a variance, the Board shall state the grounds upon which it justifies the granting of a variance as outline below. When granting any variance, the Board must ensure that the spirit of this chapter is observed, public safety secured, and natural resources protected. The Board shall determine that the variance approval, either as proposed by the applicant or as otherwise determined by the Board based upon the record, is the minimum relief necessary in order to achieve substantial justice. The Board shall not have the power to consider an appeal of any decision concerning a special land use or planned unit development, unless specifically authorized to do so by the Planning Commission.

2. Nonuse variances. The applicant must present evidence to show that if this chapter is applied strictly, practical difficulties will result to the applicant and that all four of the following requirements are met: a. That this chapter’s restrictions unreasonably prevent the owner from using the property for a permitted purpose;

Report of Findings – Case No. 19-07-21 309 E. 11 Mile Rd. Page 3 of 3

b. That the variance would do substantial justice to the applicant as well as to other property owners in the district, and a lesser relaxation than that requested would not give substantial relief to the owner of the property or be more consistent with justice to other property owners; c. That the plight of the landowner is due to the unique circumstances of the property; and d. That the alleged hardship has not been created by any person presently having an interest in the property.

Nonuse Variances require 5 affirmative votes for approval. cc: Stephen Etsey, Dykema Gossett PLLC, 39577 Woodward Ave., Bloomfield Hills, MI 48304 Martin – 11, LLC, 326 E. 4th St., Ste. 200, Royal Oak, MI 48067

It is recommended that the petitioner or a representative attend the July 11, 2019 Zoning Board of Appeals meeting. The meeting starts at 7:00 p.m. in the City Commission chambers on the 3rd floor of City Hall.

H:\19\19300\19362.10 309 E Eleven Mile RO\Design\CAD\01 Existing Conditions.dwg PROPERTY DESCRIPTION PROPERTY PARCEL 2 PARCEL 1 PARCEL UNDERWRITER, FIRSTAMERICANTITLEINSURANCECOMPANY,DATEDMAY24,2018) RECORDS. DESCRIBED ASFOLLOWS: LAND SITUATEDINTHECITYOFROYALOAK,COUNTYOAKLAND,STATEMICHIGAN LOT 4,ASSESSOR'SPLATNO.14,ASRECORDEDINLIBER52,PAGE2,OAKLANDCOUNTY INFORMATION ANDEXISTINGDRAWINGS.THESURVEYORMAKESNOGUARANTEESTHAT (PER TITLECOMMITMENTNO.TC13-72937,PREPAREDBYCONNECT,LLC,ANDITS UTILITY COMPANIESMUSTBENOTIFIEDTOSTAKETHEPRECISELOCATIONOFTHEIRUTILITIES. PRIOR TOTHEPLANNEDBUILDINGIMPROVEMENTS,AND/ORCONSTRUCTION,RESPECTIVE DOES CERTIFYTHATTHEYARELOCATEDASACCURATELYPOSSIBLEFROMINFORMATION UNDERGROUND UTILITIESSHOWNAREINTHEEXACTLOCATIONINDICATEDALTHOUGHHE UNDERGROUND UTILITIESSHOWNCOMPRISEALLSUCHINTHEAREA,EITHER UTILITY STATEMENT (R) =UTILITYSHOWNFROMRECORDSORPLANS,&FIELDLOCATEDWHEREPOSSIBLE. THE EAST107.87FEETOFLOT11,ASSESSOR'SPLATNO.12,ASRECORDEDINLIBER51,PAGE 45, OAKLANDCOUNTYRECORDS. SERVICE ORABANDONED.THESURVEYORFURTHERDOESNOTWARRANTTHAT THE UNDERGROUNDUTILITIESSHOWNHAVEBEENLOCATEDFROMFIELDSURVEY AVAILABLE.

- THEREISNOEVIDENCEOFEARTHMOVINGWORK,BUILDINGCONSTRUCTION, - MEASURED BEARINGS IS BASED ON STATE PLANE COORDINATE WORK. ORBUILDINGADDITIONSOBSERVEDINTHEPROCESSOFCONDUCTINGFIELD SYSTEM,MICHIGANSOUTH.RECORDBEARINGSANDDISTANCESAREBASED ONPLATSOFRECORD. - THISPARCELISLOCATEDWITHINAFEDERALLYDESIGNATED - TELEPHONE,GAS,ELECTRIC,CABLETV,STEAM,PUBLICLIGHTING,WATER, DATEOF9/29/2006,NON-PRINTEDFLOODMAP. FEDERALINSURANCERATEMAP,MAPNUMBER26125C0682F,EFFECTIVE THE0.2%ANNUALCHANCEFLOODPLAIN)INACCORDANCEWITH FLOODHAZARDAREAZONE"X"(AREADETERMINEDTOBEOUTSIDEOF SEWERUTILITYMAPSWERENOTAVAILABLEATTIMEOFSURVEY. LOCATION MAP NOT TOSCALE 06.07.2019 04.02.2019 05.20.2019 Section: Quality Control: Designer: Manager: Executive: Project: Sheet: Scale: Date: Professional Seal: Developed For: 309 E.ELEVENMILERD. DATE: VERSA DEVELOPMENT Know what's 326 E.FOURTHSTREET ROYAL OAK,MI48067 CONDITIONS CITY OFROYALOAK www.giffelswebster.com OAKLAND COUNTY 1025 EastMapleRoad No reproductionshallbe madewithoutthe Birmingham, MI48009 Landscape Architects prior writtenconsentofGiffels Webster. Call EXISTING Copyright ©2019GiffelsWebster. p (248)852-3100 f (313)962-5068 248.421.7140 SUBMIT SITEPLANTOOWNER SUBMIT SITEPLANTOOWNER SUBMIT TOOWNER ISSUE: MICHIGAN SUITE 200 Engineers Surveyors Suite 100 Planners before youdig. 04.02.2019 -1NR-11-E T-01-N 19362.10 below. 1"=20' C1 MP MP NS NS 15 R EXISTING GRASS TO REMAIN Engineers Surveyors PR. TRASH ENCLOSURE Planners SEE DETAILS THIS Landscape Architects SHEET

6 1025 East Maple Road Suite 100 Birmingham, MI 48009

p (248) 852-3100 19.65' 11 f (313) 962-5068 www.giffelswebster.com 22 LOCATION MAP NOT TO SCALE Executive: MP Manager: NS SITE PLAN NOTES: Designer: NS SITE AREA: 0.816 ACRES Quality Control: MP EXISTING ZONING: NEIGHBORHOOD BUSINESS

9.00' Section: 15 T-01-N R-11-E SETBACKS (NB DISTRICT): REQUIRED EXISTING FRONT (N. TROY ROAD) 0' 0' Professional Seal: 20.47' FRONT (E. 11 MILE ROAD) 0' 0' 22.00' 20.00' 23.01' 20.00' SIDE 0' 0' REMOVE EX. ALUMNINUM CHAIN LINK REAR (ABUTS RESIDENTIAL) 25' 179' FENCE AND GATES ATOP MASONRY WALL. 6' SUPPORT COLUMNS TO BE CUT TO SAME HEIGHT AS WALL. CONTRACTOR TO VERIFY IN FIELD BUILDING AREA: GROSS AREA: 14,715 SF USABLE AREA: 11,772 SF

BUILDING HEIGHT: REQUIRED MAXIMUM HEIGHT: 30' PROPOSED HEIGHT: 22'-8"

LOT COVERAGE PERCENTAGE: 41% 20.05'

REMOVE AND REPLACE WALK NECESSARY FOR PARKING CALCULATIONS LEAD INSTALLATIONS REQUIRE PARKING SPACES R - MATCH EXISTING GROSS BUILDING AREA - 14,715 SF USEABLE BUILDINGS AREA - 80% 7 SB MEDICAL OFFICE - 1 SPACE PER 200 SF Know what's below. 2 Callbefore you dig. RIM MATCH EX. 14715 x 0.8 = 11,772/200 - 58.86 OR 59 SPACES

w EXISTING LOT - 32 SPACES DATE: ISSUE: REMOVE AND PR. 13'-2.5" DOMESTIC SERVICE PROPOSED RE-STRIPED LOT - 46 SPACES REPLACE CURB AND TSVW WITH CURB STOP IN BOX. 2.5" TAP 04.02.2019 SUBMIT TO OWNER PAVEMENT WITH 2.5" VALVE AND BOX. WAIVER REQUESTED FOR 13 SPCES NECESSARY FOR 1 MAINTAIN MIN. 5.5' COVER. LEAD INSTALLATIONS RIM MATCH EX. 05.20.2019 SUBMIT SITE PLAN TO OWNER - MATCH EXISTING PR. 13'-6" FIRE SERVICE 06.07.2019 WITH 8"x6" TAPPING SLEEVE, SUBMIT SITE PLAN TO OWNER 6" VALVE AND 5' (I.D.) WELL.

MAINTAIN MIN. 5.5' COVER

N. TROY STREET TROY N. (70' WIDE-PUBLIC) (70'

BULKHEAD AND ABANDON EXISTING DOMESTIC SERVICE - COORDINATE Developed For: WITH DPW

VERSA DEVELOPMENT 326 E. FOURTH STREET SUITE 200 ROYAL OAK, MI 48067

248.421.7140

SITE PLAN

309 E. ELEVEN MILE RD. E. 11 MILE. ROAD (33' 1/2 WIDTH-PUBLIC) CITY OF ROYAL OAK OAKLAND COUNTY MICHIGAN

Date: 04.02.2019 Scale: 1"=20' Sheet: C2 Project: 19362.10

A DATE ISSUED FOR REV

8 04.19.2019 PERMIT SET 1

5 A A.1 A.2 A.3 A.5 A.7 B C

0 ARCHITECTURAL FLOOR PLAN KEY NOTES

/ 4 EXISTING SMOKE Key Value Keynote Text STACK TO REMAIN 3 2 A7 NEW CAP FLASHING - COLOR TO MATCH NEW METAL SIDING A50-01-01 A31-01-01 A8 NEW HORIZONTAL CORRUGATED METAL SIDING ON 1/2" VERTICAL FURRING STRIPS AT 48"O.C. ON EXISTING STUCCO WALL. ASSUME EXISTING STUCCO TO BE 1-1/2" THICK MAX, NOTIFY ARCHITECT OTHERWISE - MATTE CHARCOAL COLOR FINISH A7 A8 A10 A7 A8 NEW RTU A10 INFILL WALL AT LOCATION OF REMOVED CLERESTORY WINDOW. MATCH ADJACENT WALL CONSTRUCTION. RE:MECH 22' - 8" A11 TUCK-POINT MASONRY GROUT AT EXISTING CMU. REPAIR EXISTING CRACKS. T.O. BARREL ROOF A15 TOOTH-IN MASONRY SECTION OF WALL WITH MATCHING MASONRY UNITS. 19' - 4" A16 PREPARE CMU SURFACE FOR HIGH PERFORMANCE COATING BY TNEMEC AS SPECIFIED. COLOR BY T.O. PARAPET ARCHITECT. 16' - 8" T.O. LOWER PARAPET 5'-2 1/2" 12'-0" 12'-0" 12'-0" 12'-0" 12'-0" 5'-3" 13' - 6" GENERAL NOTE: ANALYZE MASONRY B/ TRUSS DAMAGE AND CRACKS FOR 11' - 11 1/2" VERTICAL CONTROL STRUCTURAL INTEGRITY AS REQUIRED B/ STEEL JOINTS. 1" PROFILE AND REPAIR.

RETURN METAL PANEL W1 W2 W2 W2 W1 TO BACK FACE OF WALL

EXISTING STOREFRONT SYSTEM AND GLAZING This drawing has been prepared solely for the use of the TO REMAIN 0" MARTIN - 11 LLC and there are no representations of FIRST FLOOR any kind made by NORR to any party with whom NORR EXISTING STOREFRONT EXISTING SIGN TO has not entered into a contract. SYSTEM AND GLAZING REMAIN EXISTING SMOKE SOUTH ELEVATION TO REMAIN A11 STACK TO REMAIN 1 This drawing shall not be used for construction purposes SCALE: 1/8" = 1'-0" 9 8 7 6 5 4 3 2 1.1 1 until the seal appearing hereon is signed and dated by the Architect or Engineer. 1 1 SIM LIGHT FIXTURE A50-01-01 A31-01-01 LIGHT FIXTURE NEW RTU 3 REFER TO REFER TO RE:MECH A8 A7 NEW RTU ELECTRICAL DWGS ELECTRICAL DWGS A50-01-01 RE:MECH Project Component 22' - 8" T.O. BARREL ROOF A8 Key Plan 19' - 4" T.O. PARAPET 16' - 8" T.O. LOWER PARAPET 13' - 6" 12'-0" B/ TRUSS

11' - 11 1/2" B/ STEEL VERTICAL CONTROL W3 JOINTS. 1" PROFILE EXISTING FENCE W4 AND WALL TO REMAIN RETURN METAL PANEL TO BACK FACE OF WALL 0" FIRST FLOOR Consultants NEW WINDOW SYSTEM NEW WINDOW SYSTEM EXISTING LIGHT POST EXISTING STOREFRONT Civil: N/A PAINT MASONRY PAINT MASONRY A11 WEST ELEVATION REPLACEMENT - SIMILAR REPLACEMENT - VERIFY SYSTEM TO REMAIN Landscape: N/A 2 TO HERE TO HERE SCALE: 1/8" = 1'-0" TO ORIGINAL. VERIFY DIMENSIONS IN FIELD Architecture: NORR DIMENSIONS IN FIELD Structural: N/A Mechanical: NORR C B A.7 A.5 A.3 A.2 A.1 A Electrical: NORR

Seal(s)

2 3 A31-01-01 EXISTING SMOKE EXISTING METAL A50-01-01 SIDING / ROOF STACK TO REMAIN A10 22' - 8" T.O. BARREL ROOF 19' - 4" T.O. PARAPET 16' - 8" T.O. LOWER PARAPET 13' - 6" B/ TRUSS 11' - 11 1/2" B/ STEEL

PAINT EXISTING PAINT EXISTING POST TYP. POST TYP. PAINT HIGH PERFORMANCE COATING ON SINGLE WYTHE CMU WALL FOR MOISTURE PENETRATION PREVENTION TYP. An Ingenium International Company 0" FIRST FLOOR 150 W. Jefferson Avenue, Suite 1300 Detroit, MI 48226 U.S.A A16 A11 A15 A11 A15 A16 norr.com NORTH ELEVATION 3 SCALE: 1/8" = 1'-0" 1 1.1 2 3 4 5 6 7 8 9

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e B/ TRUSS 309 E. ELEVEN MILE RD,

ROYAL OAK, MI 48067

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A DATE ISSUED FOR REV

8 GENERAL NOTES 04.19.2019 PERMIT SET 1

: ARCHITECTURAL FLOOR PLAN KEY NOTES

1 1. ALL PLAN DIMENSIONS ARE TO FINISHED FACE OF FINISHED WALLS, FACE OF MASONRY, AND CENTERLINE OF COLUMNS, UNLESS NOTED OTHERWISE. Key Value Keynote Text

/ 2. PARTITIONS ARE TO EXTEND AND SEAL AGAINST THE BOTTOM OF THE DECK ABOVE UNLESS OTHERWISE NOTED.

/ 3. INSTALL METAL TRIM ON ALL GYPSUM BOARD EDGES ABUTTING OTHER MATERIALS OR WHERE GYP BD STOPS SHORT OF OTHER MATERIALS TO FORM A REVEAL OR RECESS. USE METAL CORNER BEAD ON ALL GYPSUM 4 A4 INSTALL NEW STOREFRONT GLAZING AS SHOWN/SCHEDULED. BOARD EXTERIOR CORNERS. 4. ADD SUFFICIENT BLOCKING IN STUD WALLS TO SUPPORT ALL ITEMS OR EQUIPMENT SHOWN OR SPECIFIED TO BE ATTACHED TO WALLS. PROVIDE ADDITONAL STRUCTURAL SUPPORT (PLATES, ANGLES, CHANNELS, ETC.) A13 PREPARE BASE W/ 4" COMPACTED GRANULAR. WITHIN WALLS WHERE WEIGHT OF ATTACHED ITEMS EXCEED WALL CAPACITY. PROVIDE BACKING PLATES OR BLOCKING FOR ANY OWNER FURNISHED OR INSTALLED ITEMS. 5. PAINT ALL WALL SURFACES, DOOR FRAMES, BULKHEADS AND CEILINGS IN ROOMS WHERE INDICATED ON PLANS OR ROOM FINISH SCHEDULE. PAINT BEHIND ALL MOVEABLE ITEMS ADJACENT TO WALLS RECEIVING PAINT AND RELOCATE ITEMS AS NECESSARY. 6. THE AREA OF WORK SHALL BE MAINTAINED IN A SECURED CONDITION AT ALL TIMES. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO SECURE THE AREA OF WORK. 7. REFER TO FLOOR AND REFLECTED CEILING PLANS AND MECHANICAL AND ELECTRICAL DRAWINGS FOR SPACE ALLOCATIONS IN ROUTING OF ALL MECHANICAL AND ELECTRICAL WORK INCLUDING DIFFUSERS, REGISTERS, GRILLES, LIGHTS, ETC. THE REFLECTED CEILING PLAN LOCATIONS SHALL BE ADHERED TO UNLESS OTHERWISE NOTED ON DRAWINGS. EXCEPTIONS SHALL REQUIRE SPECIFIC WRITTEN APPROVAL BY THE OWNER'S REPRESENTATIVE OR ARCHITECT/ ENGINEER. NOTE THAT ELECTRIC LIGHT FIXTURE LOCATIONS AND FIRE SPRINKLER HEADS SHALL TAKE PRECEDENCE OVER OTHER UTILITY ITEMS IN ANY AND ALL LOCATIONS FOR AREAS WITH OR WITHOUT CEILINGS; THE CONTRACTOR SHALL COORDINATE AS REQUIRED. 8. PROVIDE WALL AND CEILING ACCESS DOORS AS MAY BE REQUIRED BY CODE OR TO PROPERLY SERVICE OR ADJUST ALL VALVES, DAMPERS, CLEAN OUTS, ELECTRICAL JUNCTION BOXES AND OTHER DEVICES. 9. ALL WALLS, DOORS, AND WINDOWS WITHOUT A SYMBOL DESIGNATION ARE EXISTING TO REMAIN. 10. ASSUME 4" OF NEW COMPACTED GRANULAR BASE REQUIRED UNDERSLAB. INSPECT EXISTING CONDITIONS DURING DEMOLITION AND REPORT FINDINGS TO STRUCTURAL ENGINEER FOR REVIEW.

1 1.1 2 3 4 5 6 7 8 9 N TROY ST. 140'-0"

10" 19'-2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0"

6'-1 3/8" 6'-0" 9'-0" 4'-10" 95'-2" 4'-0" EXIST. STREET (WINDOW OPENING) CURB 2 This drawing has been prepared solely for the use of the A30-01-01 MARTIN - 11 LLC and there are no representations of 8" WATER MAIN 8" WATER MAIN any kind made by NORR to any party with whom NORR EXIST. STEEL has not entered into a contract. BUMPER RAIL EXIST. GRASS This drawing shall not be used for construction purposes EXIST. TACTILE FH until the seal appearing hereon is signed and dated by INDICATOR SIM the Architect or Engineer. 3 1 1 WALL DIMENSION TO BE EXIST. STREET A50-01-01 A4 A4 A31-01-01 A50-01-01 7'-0 3/4" COORDINATED WITH ROOF CURB EXIST. DOMESTIC WATER LINE EXIST. CONCRETE SIDEWALK LS HATCH LOCATION BASED ON E - MDOT Project Component W4 W3 EXISTING FIELD CONDITIONS A

10 1/2" 10 Key Plan A.1 EXIST. R.C. EXIST. R.C. VIF EXIST. COLUMN NEW FIRE RISER LINE OF W04 W04 CANOPY ROOM

EXIST. COLUMN ABOVE 5/8" 12'-0 2 W04 13'-1 1/2" 13'-1 ENCLOSURE NEW ROOF ACCESS LADDER

W03 3/4" 14'-8 A.2 06 W04 MEDICAL OFFICE LEASE 3'-3" 3 AREA TOOTH-IN MASONRY A50-01-01 =5,555SF SECTION OF WALL 5'-0" W03 7/8" 3'-4 EXTENT OF WITH MATCHING MASONRY UNITS NEW SLAB OUTLINE OF EXIST. ASPHALT 14'-0" BARREL VAULTED 10'-0" PARKING AREA ROOF ABOVE MW EXTENT OF NEW ELECTRICAL Consultants NEW SLAB W04 PANELS Civil: N/A Landscape: N/A EX-01 A.3 Architecture: NORR D.S. Structural: N/A W02 A13 A13 AD18 NEW 1HR F.R. WALL 1/2" 26'-7 Mechanical: NORR EX-04 CONTINUOUS TO EXISTING Electrical: NORR

9'-4" 02 TENANT LEASE LINE W02 ROOF DECK LS W04 3'-3" EXIST. COLUMN Seal(s) A.5 2 MW 2 5'-0" A31-01-01 4'-10" T T A31-01-01

EXIST. STREET SIGN 03 05 3'-4" M.O. 5'-7 1/4" 5'-7 16'-2 1/2" 16'-2

31'-6 1/2" 31'-6 01 TOOTH-IN MASONRY EXTENT OF 18'-8" EXIST. 4'-0" 6'-3" 4'-1 3/4" EXTENT OF SECTION OF WALL NEW SLAB CONCRETE NEW SLAB WITH MATCHING 5'-0" SIDEWALK 04 7/8" 5'-7 MASONRY UNITS W02 NEW SLAB - LEAVE W02 3 DOWLS FOR 3/8" 10'-0 5'-0"5/8" 12'-11

107'-10 1/2" 107'-10 FUTURE SLAB A30-01-01 A.7 EXISTING SIGN EX-02

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v Design Lead Drawn

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ROYAL OAK, MI 48067

v C 3'-10 1/2" 3'-10

s Drawing Title

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\ Drawing No.

\ A20-01-01

P DATE ISSUED FOR REV

3 SET EQUIP IN SEALANT SET EQUIP IN SEALANT

7 04.19.2019 PERMIT SET 1

1 8

1 TOP OF CURB LEVEL ROOF MEMBRANE FLASHING SINGLE PLY ROOFING AND TOP OF CURB LEVEL ROOF MEMBRANE FLASHING SINGLE PLY ROOFING AND

2 / MEMBRANE FLASHING AT MEMBRANE FLASHING AT

2 / NEW W8x10 STEEL NEW CURB AS REQUIRED NEW CURB AS REQUIRED 4 BEAM AT PERIMETER OF NEW SIZE OPENING TO FIT EQUIPMENT SIZE OPENING TO FIT EQUIPMENT

HVAC OPENING MIN. 8" NEW RIGID INSULATION - TOP NEW RIGID INSULATION - TOP TO BE LEVEL W/ EXISTING TO BE LEVEL W/ EXISTING

5 PREFABRICATED INSULATED EXISTING ROOF FRAMING PREFABRICATED INSULATED A20-03-01 ROOF CURB BULB TEE - TO REMAIN ROOF CURB

NEW 1 1/2" METAL DECK ON NEW 1 1/2" METAL DECK ON CUT BACK EXISTING EXISTING 2 1/2" GYPSUM ROOF EXISTING 2 1/2" GYPSUM ROOF W8x10 NEW FRAMING NEW FRAMING A.3 ROOF TO NEXT BULB PLANK TO REMAIN PLANK TO REMAIN TEE BEYOND NEW ROOF OPENING NEW C8x11.5 STEEL CHANNEL NEXT TO CUT BACK EXISTING NEW W8x10 STEEL BEAM AT CUT BACK EXISTING ROOF NEW W8x10 STEEL BEAM AT CUT BACK EXISTING ROOF BULB TEE TO ROOF TO NEXT BEAM PERIMETER OF NEW HVAC PERIMETER OF NEW HVAC

W8x10 W8x10 TO NEXT BULB TEE BEYOND TO NEXT BEAM BEYOND NEW SUPPORT NEW DECK BEYOND NEW ROOF OPENING NEW ROOF OPENING OPENING ROOF OPENING OPENING 2 - 3"x3"x3/8" ANGLES WITH 2 - 2 - 3"x3"x3/8" ANGLES WITH 2 - EXISTING W12 ROOF BEAM 6 3/4" DIA. HSS BOLTS TO 3/4" DIA. HSS BOLTS TO ATTACH NEW BEAM INTO NEW C8x11.5 STEEL ATTACH NEW BEAM INTO BEYOND A20-03-01 EXISTING CHANNEL NEXT TO BULB EXISTING TEE TO SUPPORT NEW DECK EXISTING W12 ROOF BEAM NEW W8x10 STEEL BEAM AT BEYOND PERIMETER OF NEW HVAC TYPICAL ROOF PLAN OPENING BEYOND ENLARGEMENT @ NEW RTU UNIT DETAIL - NEW ROOF CURB DETAIL - NEW ROOF CURB NEW ROOF 4 5 6 HATCH & CURB This drawing has been prepared solely for the use of the SCALE: 1/4" = 1'-0" SCALE: 1 1/2" = 1'-0" SCALE: 1 1/2" = 1'-0" (BILCO MODEL) MARTIN - 11 LLC and there are no representations of CONTINUOUS SEALANT any kind made by NORR to any party with whom NORR NEW ROOF AND has not entered into a contract. INSULATION - REFER 1 1.1 2 3 4 5 6 7 8 9 TO SPECIFICATIONS. This drawing shall not be used for construction purposes until the seal appearing hereon is signed and dated by BUILT-UP WOOD the Architect or Engineer. OPENING FRAMING 140'-0" EXISTING 2 1/2" REINF. GYPSUM DECK 39'-1 5/8" 81'-9 3/4" 19'-0 5/8" 20'-0" Project Component NEW METAL COPING @ LADDER BRACKETS SUPPORT NEW EXISTING METAL COPING WELDED TO ANGLE NEW METAL WALL 1 1 EXISTING PARAPET OPENING W/ CLADDING LOCATIONS, (VERIFY CONDITION IN FIELD FRAME Key Plan EXISTING ROOFING WALL STEEL FRAMING REFER TO ELEVATIONS 17'-1 3/8" & NOTIFY OWNER'S REP) A31-01-01 A50-01-01 A - DAM EXISTING BEAM STEEL LADDER - PAINTED A.1 BEYOND 15' - 0" SLOPE SLOPE R.D. R.D. BAR BRACKETS SECURED TO WALL W/ 1/2" DIA EXP 4'-8 1/2" BOLTS PROVIDE WOOD EXISTING WALL ABOVE 1/8" 10'-4 BLOCKING AT THIS ROOF W/ COPING LOCATION AS REQUIRED NEW ROOF HATCH RE: SPECS A.2

3 2 Consultants A50-01-01 A20-03-01 15'-2" Civil: N/A ST'L' LADDER CONSTRUCTION Landscape: N/A 1/2" x 2" BAR RAILS - 1'-6" WIDE Architecture: NORR 3/4" DIA DEFORMED ROD RUNGS, Structural: N/A NEW RTU - NEW RTU - EXISTING GUTTER 1/2" x 2" BENT BAR BRACKETS Mechanical: NORR RE: MECH RE: MECH WHERE INDICATED & CLIP L's Electrical: NORR 3"x3"x1/4" SECURED TO FLOOR A.3 AS INDICATED R.C. Seal(s) SLOPE REFER TO ROOF CURB, OPENING FRAMING OPENING DETAILS 4 THIS SHEET FOR NEW HVAC UNITS A20-03-01 3'-6" PARAPET WALL (VIF) 70'-6 3/4" 70'-6 A.5 2 2 A31-01-01 15' - 3" A31-01-01 22' - 0 1/2" 76'-10 1/2" 76'-10

BARREL VAULT ROOF VAULT BARREL 15' - 3" 18' - 4" SLOPE 0" FLAT ROOF FIRST FLOOR FLAT ROOF

SLOPE SLOPE ROOF HATCH SECTION 3 SCALE: 1/2" = 1'-0" A.7 107'-10 1/2" 107'-10

An Ingenium International Company EXISTING FLAT ROOF - FLAT EXISTING CORRUGATEDPANELS METAL 3'-6 5/8" 150 W. Jefferson Avenue, Suite 1300 Detroit, MI 48226 U.S.A EXISTING ROOF norr.com SMOKE STACK

3 A20-03-01 NEW GAS LINE TO RTU RE:MECH 3'-0 5/8" 3'-0 R.C. Project Manager BIM Lead B B. COLBURN P. PERKINS SLOPE SLOPE 15' - 3" R.D. A.2 R.D. R.D. Design Lead Drawn S.GIGNAC

r Project Leader Checked

o B. COLBURN

r EXISTING RTU

y LOCATIONS

f f FLAT ROOF NEW GAS LINE MARTIN - 11 LLC

e ENLARGED ROOF HATCH PLAN j INFILL EXISTING _ TO RTU RE:MECH 2 g SCALE: 1/2" = 1'-0"

n ROOF HATCH

l l Project

h 31'-0"

n MEMBRANE SINGLE ROOF NOTE: LANDLORD BUILDING

m PLY BUR(3) *EXISTING ROOF CONSTRUCTION 3 PLY

o l B/U ROOF ON 2-1/2" REINF. GYPSUM SHELL IMPROVEMENTS

e PLANKS ON BULB TEES ON STL. 309 E. ELEVEN MILE RD,

D SLOPE - BEAMS/PURLINS ROYAL OAK, MI 48067

R -NEW ROOFING (TPO) W/ NEW THERMAL

l i INSULATION - REFER TO 2/A50-01-01

n -PROVIDE NEW ROOFING AS SPECIFIED Drawing Title

e -PATCH AND REPAIR ALL LOCATIONS OF

t DEMOLISHED ROOF PENETRATIONS ROOF PLAN

E C

n e Scale:

m As indicated

\ Project No.

k 1 JCDT18-0177

r NEW ROOF PLAN

b A31-01-01

\ 1 Drawing No.

s SCALE: 1/8" = 1'-0"

\ A20-03-01