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.