PLOTTED/CREATED:

Monday, January 7, 2019 11:08 AM

MITIGATION OF PEDESTRIAN SITE HAZARDS

343 STATE STREET
HARBOR SPRINGS, MI
(231) 526-0223

CONSULTANTS:

T T PROJECT ADDRESS:
STREE STREE
BAY BAY 400 E. BAY STREET

HARBOR SPRINGS, MI

49740

BUDAY + KRUZEL ARCHITECTS PLLC

4-SEASON PARKING
(NO BOATS)

LTYC BOAT SHOWROOM, BOAT STORAGE, LTYC BOAT STORAGE,

& LTS SALES, RETAIL OFFICES SERVICE & MAINTENANCE & LTS SERVICE & MAINTENANCE

1
BOATERS
FACILITIES CUSTOMER
SERVICE DEPT.
BOAT SHOWROOM, SERVICE
& CUSTOMER 1 INTERACTION
SALES, RETAIL & SERVICE

SITE IMPROVEMENT STUDY

INTERACTION
DEPT. OFFICES RELOCATED TO PEDESTRIAN WATERFRONT ZONE
BOAT SHOWROOM
BUILDING
PARKING & OFF SEASON
PEDESTRIAN WATERFRONT ZONE
BOAT STORAGE
2 3
PARKING / BOAT STORAGE /

BOATERS
WORK ZONE
BOAT BOAT
LIFTS, FACILITIES LIFTS,
PARKING / BOAT STORAGE /
CRANE, CRANE,
WORK ZONE

IRISH BOAT SHOP

& WORK & WORK
4 AREA 4 AREA
CAR PARKING & CIRCULATION

DOCK ACCESS PEDESTRIAN TRAFFIC DOCK ACCESS

BOAT/TRUCK TRAFFIC
BOAT/TRUCK TRAFFIC

MARINA MARINA
AREA AREA L.T.S. PEDESTRIAN TRAFFIC
L.T.S. PEDESTRIAN TRAFFIC

VEHICULAR TRAFFIC
VEHICULAR TRAFFIC
1 CUSTOMER SERVICE INTERACTION OFFICES MOVED TO BOAT

DRAWING:
PROJECT:
SHOWROOM/SALES BUILDING. PEDESTRIAN/TRUCK
TRAFFIC CONFLICTS REDUCED IN THIS AREA. PEDESTRIAN TRAFFIC

1 PEDESTRIAN/TRUCK CONFLICT IN THIS AREA ISSUE DATE:

2 BOATERS FACILITIES ARE DIRECTLY ADJACENT TO
THE MARINA AREA. PEDESTRIAN CONFLICTS WITH Issue Date

VEHICLES ARE REDUCED. 1 1-07-19 SITE PLAN SUBMISSION

2 CONFLICT BETWEEN MARINA USERS ACCESS TO

FACILITIES & VEHICLE TRAFFIC 3 CHANGING/BATHROOM FACILITIES ARE LOCATED
ON WEST SIDE OF PROPOSED BUILDING. LTYC &
LTS AS WELL AS GENERAL PUBLIC HAVE ACCESS
TO THESE FACILITIES. CONFLICTS WITH VEHICLES
3 SAILING SCHOOL STUDENTS USE MARINA CHANGING/
ARE ELIMINATED.
BATHROOM FACILITIES AND ARE FORCED TO
WALK THROUGH VEHICLE & TRUCK TRAFFIC AREAS
4 PEDESTRIAN WATERFRONT ZONE IS GREATLY
INCREASED AND HAS STRONG CONNECTIONS
TO BUILDING, PUBLIC SIDEWALK AND LTYC/LTS.
4 PEDESTRIAN WATERFRONT ZONE IS SMALL,
DISCONNECTED FROM FACILITIES AND HAS A POOR
CONNECTION TO PUBLIC SIDEWALKS AND LTYC/LTS

LTYC: LITTLE TRAVERSE YACHT CLUB

LTS: LITTLE TRAVERSE SAILORS

EXISTING PROPOSED
SCALE: 1" = 50' SCALE: 1" = 50'

PLEASE NOTE, THIS DRAWING IS CONSIDERED

PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC

SHEET:

2
 PLOTTED/CREATED:
Monday, January 7, 2019 11:08 AM

343 STATE STREET

HARBOR SPRINGS, MI
(231) 526-0223

CONSULTANTS:
ELIMINATION OF NONCONFORMING BUILDING BUILDING WIDTH REQUIREMENT NORTH RIGHT-OF-WAY

PORTION OF EXISTING
BUILDING ENCROACHING
IN SETBACK AREA

NORTH RIGHT-OF-WAY

66'-0"
EXISITNG NON-
CONFORMING
STRUCTURE--TO BE
REMOVED AND EXISTING BOAT SERVICE

66'-0"
RELOCATED AND BOAT STORAGE
BUILDING

132'-1"
S79°1
0'30 PROJECT ADDRESS:
13.49 "W
'
S78°5
6'47
SOUTH RIGHT-OF-WAY 13.04 "W 400 E. BAY STREET
'
S70°32'W S73°53'20"W 98.
54'
18.50'
98 .54'
HARBOR SPRINGS, MI
"W S73°48'23"W
S70°25'54
18.50' 49740
"
125'-4
"W
PROPOSED BOAT SHOWROOM S70°26'21
33.26'
BUILDING AND NEW LOCATION
47.57'
S70°32'W

BUDAY + KRUZEL ARCHITECTS PLLC

(NEW BUILDING CONFORMS TO 7'
"W 47 .5
ALL SETBACK REQUIREMENTS) S70°29'21

9'
W 99.7
S69°03' 9 .79'
'57 "W 9
S68°59
SOUTH RIGHT-OF-WAY

98'
W 122.
S68°55' 22.39'
1
'56"W

ZONING ORDINANCE COMPLIANCE

S68°51

BUILDING LINE EXTENDED TO RIGHT-OF-WAY

ZONING SETBACK STUDY

N12°33'15"W 261.68'
N12°15'W 261.69'
BUILDING LINE EXTENDED TO RIGHT-OF-WAY
SCALE: 1" = 50' EXISTING BOAT SERVICE AND BOAT STORAGE BUILDING
BUIDLIDNG

ARTICLE 3

IRISH BOAT SHOP

GENERAL REGULATIONS

50.300(5)

(b) Non-Conforming Uses of Land,

Non-Conforming Structures, Non-Conforming
Uses of Structures and Premises, and Non-
Conforming Lots.
(c) Intent. Within the districts
established by this Chapter or amendments that
may later be adopted there exist lots, structures,
and uses of land and structures which were
S12°14'59"E 209.18'

PROPOSED BOAT SHOWROOM BUILDING AND NEW LOCATION

lawful before this Chapter was passed or
S12°10'E 209.18'

(NEW BUILDING CONFORMS TO ALL SETBACK REQUIREMENTS)

amended, but which would be prohibited,

DRAWING:
PROJECT:
regulated, or restricted under the terms of this
Chapter or future amendment.
It is the intent of this Chapter to permit
these non-conformities to continue until they are
removed, but not to encourage their survival. ISSUE DATE:
Such uses are declared by this Chapter to be
incompatible with permitted uses in the districts BUILDING WIDTH REQUIREMENT ANALYSIS Issue Date
involved. It is further the intent of this Chapter 1 1-07-19 SITE PLAN SUBMISSION
that non-conformities shall not be enlarged HARBOR SPRINGS ZONING CODE 50.1504 (6)
Maximum width of all buildings on a lot shall not exceed sixty percent (60%) of lot width, as measured
upon, expanded or extended, nor be used as at the street right-of-way. If there is more than one building, the total width of the buildings cannot
exceed sixty percent (60%) of the lot's width, when viewed from the street.
grounds for adding other structures or uses
prohibited elsewhere in the same district. PROPERTY WIDTH AS MEASURED ALONG BAY STREET = 433.09'
A non-conforming use of a structure, a MAX ALLOWABLE COMBINED BLDG WIDTH (433.09X.6)= 259.84'
non-conforming use of land, or a nonconforming EXISTING METAL SHOP = 132.08'
use of a structure and land shall not PROPOSED BOAT SHOWROOM AND SALES = 125.33'
PROPOSED COMBINED BUILDING WIDTH = 257.41'
be extended or enlarged after passage of this PROPOSED PERCENTAGE= 59.4%
Chapter by attachment on a building or premises
of additional signs intended to be seen from off
the premises, or by the addition of other uses of
a nature which would be prohibited generally in
the district involved.
To avoid undue hardship, nothing in this
Chapter shall be deemed to require a change in
the plans, construction, or designated use of any
building on which actual construction was
lawfully begun prior to the effective date of
adoption or amendment of this Chapter and upon
which actual building construction has been
diligently carried on. Actual construction is ARTICLE 15
hereby defined to include the placing of WF - WATERFRONT DISTRICT
construction materials in permanent position and
fastened in a permanent manner.
50.1504(6) Maximum width of all buildings on a lot shall not exceed sixty percent
(60%) of lot width as measured at the street right-of-way. If there is more than one
building, the total width of the buildings cannot exceed sixty percent (60%) of the lot’s
width, when viewed from the street.

-EXISTING BUILDINGS MEET 60% RULE. PLEASE NOTE, THIS DRAWING IS CONSIDERED
PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC
-PROPOSED BUILDING & EXISTING STORAGE BUILDING ALSO MEET 60% RULE.
SHEET:
-NO NET LOSS OF VISUAL OR PHYSICAL ACCESS TO THE WATERFRONT

3
 PLOTTED/CREATED:

PARKING ANALYSIS Monday, January 7, 2019 11:09 AM

TOTAL EXISTING PARKING SPACES 10/18/18 EXTERIOR 59 INTERIOR 26 TOTAL = 85

THERE ARE NO CHANGEXS TO THE EXISTING METAL SHOP/BOAT STORAGE BUILDING AND MARINA--NEITHER IN SIZE NOR BOAT SLIP NUMBERS.
THE EXISTING BOAT SHOWROOM AND SALES BUILDING WILL BE REMOVED AND REPLACED WITH A NEW BUILDING THAT HAS THE SAME FOOTPRINT AREA
AS THE OLD BUILDING.
SHEA HOUSE THE NEW BUILDING HAS A NET INCREASE OF 883 SQ FT. IN THE UPPER LEVEL. THREE (3) ADDITIONAL PARKING SPACES ARE REQUIRED TO ACCOMODATE
THE CHANGE IN BUILDING SIZE PER ANALYSIS BELOW. (ALL AREA CALCULATIONS ARE LISTED AS SQUARE FEET)

PROPOSED BUILDING USABLE FLOOR AREA 17,977

EXISTING BUILDING USABLE FLOOR AREA 17,094
DIFFERENCE BETWEEN PROPOSED AND EXISTING 883
PARKING REQUIREMENT PER ZONING 1 SPACE/300 SQ FT OF FLOOR AREA
ADDITIONAL SPACES REQUIRED 883/300 = 3 (2.94)

8" SAN
C. WILLIAMS TOTAL PROPOSED PARKING SPACES PER THIS SITE PLAN 88 (62 EXTERIOR, 26 INTERIOR)
379 E. BAY
343 STATE STREET
COMMUNITY DISTRICT HARBOR SPRINGS, MI
(231) 526-0223

CENTRAL BUSINESS DISTRICT

NORTH RIGHT-OF-WAY LINE

CONSULTANTS:
LITTLE TRAVERSE
YACHT CLUB
TRANSITIONAL DISTRICT

TRANSITIONAL DISTRICT

18" STO
2" G

8" MA
PLE
NORTH RIGHT-OF-WAY LINE
13" M
APLE
EET
TREES ON CITY PROPERTY SHALL NOT BE
BAY STR
6" MA
PLE
REMOVED OR DAMAGED DURING 2-11" S79°1
0'30 PROJECT ADDRESS:
CONSTRUCTION. 8" MA
PLE 12" M
APLE W. BIR 13.4 "W
CH
S78°5 9'
LINE DENOTING 91' SETBACK FROM 6'47 400 E. BAY STREET
NORTH RIGHT-OF-WAY. NO BOATS, 13.04 "W
'
TRAILERS OR EQUIPMENT SHALL BE
S70°32'W 54' HARBOR SPRINGS, MI
STORED OR PARKED WITHIN THIS S73°53'20"W 98.
18.50'
98 .54'
AREA PER SECTION 50.1505(11)a 10" M
APLE 4"W S73°48'23"W 49740
AND 50.1801(3)e OF THE HARBOR S70°25'5
1"W 18.50'
S70°26'2
10" M F.F. =
SPRINGS ZONING CODE. APLE F.F. =
47.57' 33.26' 584.7 584.9
'

BUDAY + KRUZEL ARCHITECTS PLLC

'
47.57'
91' REMOVE MULTI-STEMMED BIRCH S70°32'W 7' 14" M
"W 47 .5
10" M APLE
APLE
S 70°29'21

26
8" TR

1
8 " MA EE
PLE LAWN
99.79'
69°03'W
S
99 .79'
S68 °59'57"W

25'-0"

25
REMOVE 10" MAPLE

2
6" TR
EE

11" M

24
AP

3
LE
.98' X
'W 122
S68°55
122.39'

20'-0"
'56"W
PROPERTY LINE S68°51 PORTION OF EXISTING BUILDING ENCROACHING IN SETBACK
12 AREA
13 10 11 14 15 16 17 18 19 20
8 9

23
7

4
5 6
3 4
2
1 EXISTING INTERIOR PARKING

22
X 10" M

5
APLE
(APP. LOCATION AND LAYOUT)
9'-0"
25' FRONT SETBACK
9'-0"

SITE & LANDSCAPE PLAN

21
'-0"
5'-0" 8

6
25'-9"
NEW ASPHALT PARKING

24'-1"
-8 " LAWN 12'-0"
24'
CLEARVIEW EASEMENT AREA
9'-0"

20
7

N12°33'15"W 261.68'
BOAT STORAGE, SERVICE AND

N12°15'W 261.69'
EXISITNG BOAT SHOWROOM BUILDING--TO BE REMOVED AND RELOCATED
MAINTENANCE BUILDING 15" M
APLE
NEW ASPHALT DRIVE

19
8
LOADING/UNLOADING AREA AND

IRISH BOAT SHOP

COLORED CONCRETE WALK
WASTE/RECYCLING TO REMAIN IN THIS
21 22 23 24 25 26 27 28 BUILDING. CUSTOMER SERVICE

18
LAWN

9
LITTLE TRAVERSE INTERACTION OFFICES RELOCATED TO
LAWN
48'-0"

BOAT SHOWROOM BUILDING.

YACHT CLUB 24'-0"

40'-0"
F.F. =

10

17
584.7
'

LAWN
WATERFRONT DISTRICT

16
11
ENTRY DROP-OFF 29 30 31 32 33 34 35 36
LAWN
LAWN

12

15
F.F. =
PROPOSED BOAT 584.8
SHOWROOM AND RETAIL
'
34'-6" BUILDING
COLORED CONCRETE
WALK

13

14
EXISTING CONCRETE

24'-1"
SHORELINE (APP 10" TR
EE

DRAWING:
PROJECT:
EXISTING LOCATION)
RAISED PLANTER
WITH BENCH WATERFRONT DISTRICT
F.F. = LANDSCAPE NOTES:
LAWN 585.0
'
1) SEE GRADING PLAN FOR DELINEATION OF ASPHALT/CONCRETE IN PARKING
5' SIDE SETBACK AREA.
S12°14'59"E 209.18'

FITTING
RM. P.O.S.
PROPOSED BOAT SHOWROOM BUILDING AND NEW LOCATION UP ISSUE DATE:
44 43 42 41 40 39 38 37 2) ALL PLANTERS AND PLANTING BEDS--SHADED OLIVE GREEN IN DRAWING--SHALL 14" M
S12°10'E 209.18'

(NEW BUILDING CONFORMS TO ALL SETBACK REQUIREMENTS) APLE

BE PLANTED WITH GROUNDCOVERS AND LOW SHRUBS.
7'-0" Issue Date
2'-4" BENCH
SERVICE
24'-0" 3) ALL LAWNS SHALL BE CONSTRUCTED WITH A MIN. OF 6" TOPSOIL OVER 1 1-07-19 SITE PLAN SUBMISSION

40'-0"
9'-0"

WOOD BENCH (TYPICAL) UP COFFEE UNCOMPACTED NATIVE SOIL BASE AND SEEDED.
WATER
8"

BOTTLE
FILLER
F.F. = 4) TREES SHALL BE A MINIMUM OF 3" CALIPER, BALLED AND BURLAPPED.
584.8
SALES '
9'-0"

RESTROOMS ASSIST.
52 51 50 49 48 47 46 45
SALES
5) ALL LAWNS AND PLANTINGS WILL BE WATERED WITH A PERMANENT IRRIGATION
BENCH 9" MA
SYSTEM. PLE

DECORATIVE GUARD RAIL. 42" HIGH 6) TREES MARKED FOR REMOVAL SHALL BE DISPOSED OFF SITE AND SHALL HAVE
RETAIL
ALONG THE LENGTH OF OFFICE
UP ELEV.
UP
THEIR STUMPS REMOVED AND DISOPOSED OF WITHOUT DISTURBING CITY
PROMENADE. LAWN 9'-0" PROPERTY.
7'-0" SALES
F.F. = 7) THE EVENT AND INFORMATION KIOSIK SHALL NOT EXCEED 6' IN HEIGHT.
UP 584.8
24'-0" EXISTING CONCRETE CLEARVIEW EASEMENT AREA '
SUPPLIES MECH
8) THE WATERFRONT SAFETY GUARDRAIL SHALL BE 42" HIGH AND MINIMUM 80%
W

(WATER
WATER
HEATERS) 14" M
COLORED CONCRETE PROMENADE FOUNTAIN
OPEN TO ALLOW AIR MOVEMENT AND VIEWS THROUGH THE STRUCTURE AND MEET APLE
D

8'-0" 5'-0" 9'-0"

UP

LAUND .
ALL APLICABLE BUILDING CODES.
PROPOSED BOAT
SHOWROOM AND RETAIL UP
BUILDING

ICE/VENDING PARKING NOTES:

BOATERS
1) ALL PARKING AREAS AND EXTERIOR ACCESS ROUTES SHALL BE ADA COMPLIANT

20'-0"
LOUNGE
SLOPED WALK (5% MAX SLOPE)
TRASH/
RECYCLE
53 54 55 56 57 58 59 60 61 62 IN WIDTH, SLOPE AND SURFACE MATERIAL.
F.F. =
584.8 2)
ALL PARKING SPACES ARE 180 SQ FT (9X20) . ADA COMPLIANT SPACES ARE
'
GROUNDCOVER (TYP) SHOWN AND DIMENSIONED IN PLAN.
COLORED CONCRETE, STEPPED
RETAINING WALL WITH PLANTING SHORT TERM WASTE AND RECYCLING RECEPTACLES. 3) ALL PARKING ACCESS AISLES SHALL BE A MINIMUM OF 24' WIDE PER HARBOR
TERRACE. SHILEDED, LONG TERM STORAGE TO REMAIN IN BOAT F.F. SPRINGS
=
ZONING CODE. F.F. = F.F. =
STORAGE BUILDING 584.7
'
584.8
' 584.8
LAWN '
18" M
UP APLE

LAWN
LOW ORNAMENTAL/SHADE TREE (16' HX16'W) AMELANCHIER
SPP. OR SIMILAR. (TYPICAL) 6 TOTAL ON SITE.
25' REAR SETBACK
SEAT WALLS WITH LAWN TERRACES
EXISTING CONCRETE
EVENT AND INFORMATIONAL KIOSK. X
COLORED CONCRETE PROMENADE AND DOCK ACCESS (ELECTRICAL EQUIPMENT INSIDE
STRUCTURE)

N77°39'31"E 430.81'
N77°45'E 430.81'

PLEASE NOTE, THIS DRAWING IS CONSIDERED

SITE & LANDSCAPE PLAN LITTL

PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC
E TRA
VERS
SCALE: 1" = 20'-0" E BAY SHEET:

4
MARINA BOAT DOCKS MARINA BOAT DOCKS MARINA BOAT DOCKS
(NO CHANGE TO THIS AREA) (NO CHANGE TO THIS AREA) (NO CHANGE TO THIS AREA)

STATE LEASE ML-024

2.97 ACRES
 PLOTTED/CREATED:
Monday, January 7, 2019 11:25 AM

123'-0"
MAX. WIDTH

121'-0"

343 STATE STREET

40'-6" 34'-6" 46'-0"
HARBOR SPRINGS, MI
(231) 526-0223

CONSULTANTS:

20'-0"

21'-0"
STORAGE CABINETS, ETC.
BOAT
SHOWROOM

PROJECT ADDRESS:

400 E. BAY STREET

HARBOR SPRINGS, MI

40'-6" 49740

BUDAY + KRUZEL ARCHITECTS PLLC

FITTING
RM. POINT
UP
OF SALES

72'-0"
3'-0"
126'-0"

126'-0"
BENCH
SERVICE
9'-0"

UP COFFEE

WATER
8"
16'-4"

BOTTLE
FILLER

MAIN FLOOR PLAN

BUILDING LINE ABOVE

IRISH BOAT SHOP

9'-0"

SALES
33'-6"

ASSIST.
SQUARE FOOTAGE CALCULATIONS:
BENCH
SALES

MAIN: 12,216 SQ. FT.

UPPER: 5,761 SQ. FT.
TOTAL HABITABLE: 17,977 SQ. FT.

RETAIL
14'-2"

UP ATTIC + MECH. SPACES: 1,125 SQ. FT.

OFFICE UPPER BALCONY: 1,175 SQ. FT.
UP ELEV.

RETAIL SPACE: 2,979 SQ. FT.

DRAWING:
PROJECT:
SALES
MAIN LEVEL FOOTPRINT: 12,315 SQ. FT.

UP
TOTAL HABITABLE &
NONHABITABLE FLOOR AREA: 19,102 SQ. FT.
SUPPLIES MECH ISSUE DATE:

W
(WATER
WATER
HEATERS)
FOUNTAIN Issue Date

D
1 1-07-19 SITE PLAN SUBMISSION

LAUND. RETAIL SPACE

33'-0"
UP
32'-0"

ICE/VENDING

BOATERS
LOUNGE
TRASH/
RECYCLE

67'-0" 56'-0"

123'-0"

BUILDING LINE ABOVE

N PLEASE NOTE, THIS DRAWING IS CONSIDERED

PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC

SHEET:
MAIN LEVEL FLOOR PLAN
SCALE: 1/8" = 1'-0"
5
 PLOTTED/CREATED:
Monday, January 7, 2019 11:09 AM

123'-0"

2'-0"
40'-6" 34'-6" 46'-0"

343 STATE STREET

HARBOR SPRINGS, MI
(231) 526-0223

CONSULTANTS:

20'-0"

21'-0"
PROJECT ADDRESS:

400 E. BAY STREET

34'-6 1/4"
HARBOR SPRINGS, MI

49740

BUDAY + KRUZEL ARCHITECTS PLLC

OPEN TO
BOAT SHOW
ROOM BELOW
135'-0"

135'-0"
PRINT OFFICE 5 OFFICE 6 OFFICE 7
OFFICE 3 OFFICE 4 CENTER (MARKETING) (TRAVEL) (HR)
MECHANICAL (ACCOUNTING) (ACCOUNTING) OFFICE MEETING

UPPER FLOOR PLAN

SUPPLIES ROOM
105'-0"

37'-5 3/4"

IRISH BOAT SHOP

UNIFINISHED
ATTIC

SKYLIGHTS
OPEN TO
ABOVE
ELEV. BELOW
CABINET

DRAWING:
PROJECT:
JANITOR
WATER ISSUE DATE:
FOUNTAIN DN.
Issue Date
OPEN TO EXEC.
1 1-07-19 SITE PLAN SUBMISSION
BELOW SECRETARY
R R

DN.
MULTI-
PURPOSE
ROOM

42'-0"
WEST
BALCONY
OFFICE 2

OFFICE 1
CONFERENCE
ROOM

EAST
BALCONY
10'-0"

WEST
BALCONY

66'-0" 49'-0" 8'-0"

N PLEASE NOTE, THIS DRAWING IS CONSIDERED

PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC

SHEET:
UPPER LEVEL FLOOR PLAN
SCALE: 1/8" = 1'-0"
6
 PLOTTED/CREATED:
Monday, January 7, 2019 11:09 AM

31'-7 13/16"
343 STATE STREET
HARBOR SPRINGS, MI

32'-9"
(231) 526-0223

CONSULTANTS:

585.75 - FFL - SHOWROOM

584.65 - AVERAGE UNDISTURBED EXISTING GRADE

AT THE BUILDING FRONT LINE

1'-1 3/16"
NORTH ELEVATION

SCALE: 1/8" = 1'-0" PROJECT ADDRESS:

400 E. BAY STREET

HARBOR SPRINGS, MI

49740

BUDAY + KRUZEL ARCHITECTS PLLC

585 .5

123'-0"
NEW ASPHALT DRIVE
BOA
585 EXISTING ELEVATION AT WEST SIDE OF
BUILIDNG FRONT LINE—LINE PARALLEL TO AND T SHOWR
SALE O
PROPOSED BUILDING = 584.4'
FRONT OF BUILDING ALONG THE WIDTH OF S BU OM
ILDIN
BUILDING G

584.5 X 584.75 + 585.60 EXISTING ELEVATION AT EAST SIDE OF

X 584.4 584.90 X 584.90 X PROPOSED BUILDING = 584.9'

FOOTPRINT OF PROPOSED BUILDING

1.6%
ARTICLE 15
WF - WATERFRONT DISTRICT

Buildings, Height, Area, Yard and Other Requirements (50.1504)

X
X
+ 585.60

X
X 584.90

X
(7) “Stepping” of roof lines is encouraged for aesthetic

X
+ 585.75 X 584.40 + 585.75 FOOTPRINT OF EXISTING BUILDING

IRISH BOAT SHOP

X
considerations. The average height of a building shall 58 X 583.9 X

BUILDING HEIGHT
4
not exceed thirty (30) feet, and in no event shall the 584.5 584.5
'
'
maximum height of any part of the building exceed X
PROPOSED FIRST FLOOR ELEVATION = 585.75 584.90 X
thirty-three (33) feet. F.F. =

X
F.F. =

X
585.1

X
X 584.9 '

X
'

X
X
NOTE:
585.0 + 585.75
AS SHOWN IN THE NORTH ELEVATION ON THIS PAGE, THE MAXIMUM 584.9
'
' PROPOSED ELEVATION (TYPICAL)
F.F. =
F.F. =
586.8
586.8 '
BUILDING HEIGHT IS 32'-9" AS DEFINED BY THE HARBOR SPRINGS F.F. =
'

583
586.8
ZONING ORDINANCE (QUOTED BELOW). '

.5
THE BUILDING FRONT LINE (ALSO DEFINED BELOW) CAN BE + 585.75

DRAWING:
PROJECT:
BUILDING HEIGHT ANALYSIS
SEEN ON THE PLAN VIEW TO THE RIGHT.
EXISTING ELEVATION AT WEST SIDE OF BUILDING FRONT LINE = 584.4
7'-0"

126'-0"
EXISTING ELEVATION AT EAST SIDE OF BUILDING FRONT LINE = 584.9 584.9
'
EXISITING AVERAGE ELEVATION ALONG BUILDING FRONT LINE = 584.65
PROPOSED FIRST FLOOR ELEVATION OF BUILDING = 585.75 ISSUE DATE:
DISTANCE FROM FIRST FLOOR TO HIGHEST POINT ON BUILDING = 31.66' 584.9
' EXISTING ELEVATION (TYPICAL)
DISTANCE FROM FIRST FLOOR TO EXISTING AVERAGE ELEVATION = 1.1' (585.75-584.65 = 1.1)
Issue Date

102'-0"
1 1-07-19 SITE PLAN SUBMISSION
TOTAL DISTANCE (HEIGHT) FROM EXISTING AVERAGE ELEVATION TO HIGHEST POINT ON BUILDING = 32.76'

(ALL ELEVATIONS ARE BASED ON GREAT LAKES DATUM PER BENCHMARK ENGINEERING SURVEY)

ARTICLE 2 X 584.80

DEFINITIONS .75
50.201 (24) 584
584.8
(23) Building, Front Line. The building line which lies closest to '
7'-0"
the front lot line. (See illustration on Page 17.2)

(24) Building, Height Of. [The vertical EXISTING CONCRETE

distance from the average elevation of the
natural, undisturbed terrain paralleling the front
of a building, or if on a street corner, the average
elevation of the natural undisturbed terrain
paralleling the front and side of a building,
measured at the building line to the highest point
of the structure, but not including chimneys,
spires, life-safety features, mechanical

20'-0"
equipment and similar projections.]139
(25) Building Line. A line formed by the intersection of a building
584.5
face and the horizontal plane of a lot. (See illustration on Page '
17.2) 584.4
583.7 '
'
110'-0"
3 .5
58

3
58 X

ILLUSTRATION 17.2 X

2 .5 58 X N PLEASE NOTE, THIS DRAWING IS CONSIDERED

58 4 X
PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC

X
2
58 X X
EXISTING CONCRETE
ELEC
TR 584.3
'
SHEET:
1 .5 BOXE IC

7
58 S
 PLOTTED/CREATED:
Monday, January 7, 2019 11:10 AM

32'-9"
28'-5 3/16"
22'-2 13/16"
24'-2"
343 STATE STREET
HARBOR SPRINGS, MI
(231) 526-0223

584.65 - AVERAGE UNDISTURBED EXISTING GRADE

AT THE BUILDING FRONT LINE (SEE SHEET 7) CONSULTANTS:

NORTH ELEVATION
NORTH ELEVATION
SCALE: 3/32" = 1'-0" AVERAGE BUILDING HEIGHT: 26'-11"

BUILDING MATERIALS

ARTICLE 15
WF - WATERFRONT DISTRICT

50.1504(10) Use of wood, brick or glass on exterior street side building face is encouraged.
Use of vertical steel siding on exterior street side building faces is discouraged. PROJECT ADDRESS:

400 E. BAY STREET

HARBOR SPRINGS, MI
BUILDING MATERIALS LEGEND 49740

BUDAY + KRUZEL ARCHITECTS PLLC

32'-9"
HORIZONTAL METAL SIDING

RUSTIC DARK BRICK

584.65 - AVERAGE UNDISTURBED EXISTING GRADE

AT THE BUILDING FRONT LINE (SEE SHEET 7)

GLASS
SOUTH ELEVATION
SOUTH ELEVATION
SCALE: 3/32" = 1'-0"
AVERAGE BUILDING HEIGHT: 32'-9"

PAINTED STUCCO

IRISH BOAT SHOP

SOFFIT MATERIAL: WOOD SKYLIGHTS

SLOPED ROOF MATERIAL: METAL STANDING SEAM

ELEVATIONS
FLAT ROOF MATERIAL: WHITE MEMBRANE ROOFING

NOTE:

32'-9"
28'-5 3/16"
EXTERIOR SIGNAGE WILL BE PERMITTED AT A LATER DATE

DRAWING:
PROJECT:
22'-2 13/16"
24'-0"
ISSUE DATE:

Issue Date
584.65 - AVERAGE UNDISTURBED EXISTING GRADE 1 1-07-19 SITE PLAN SUBMISSION
AT THE BUILDING FRONT LINE (SEE SHEET 7)
BUILDING HEIGHT ANALYSIS

WEST ELEVATION
WEST ELEVATION
ARTICLE 15 SCALE: 3/32" = 1'-0" AVERAGE BUILDING HEIGHT: 26'-9"
WF - WATERFRONT DISTRICT

50.1504(7) “Stepping” of roof lines is encouraged for aesthetic considerations. The average
height of the building shall not exceed thirty (30) feet, and in no event shall the maximum
height of any part of the building exceed thirty-three (33) feet.
SKYLIGHTS

THE AVERAGE BUILDING HEIGHT AT EACH OF THE FOUR

ELEVATION DRAWINGS IS THE SUM OF THE HIGH POINTS
OF EACH VISIBLE ROOF SECTION AND DIVIDED BY THE
NUMBER OF ROOF SECTIONS ALONG THAT ELEVATION.

THE OVERALL AVERAGE BUILDING HEIGHT IS THE SUM

32'-9"

28'-5 3/16"
29'-1 7/16"
OF THE FOUR AVERAGE BUILDING HEIGHTS DIVIDED
BY FOUR.

24'-2"
OVERALL AVERAGE BUILDING HEIGHT: 28'4"

584.65 - AVERAGE UNDISTURBED EXISTING GRADE

AT THE BUILDING FRONT LINE (SEE SHEET 7)
PLEASE NOTE, THIS DRAWING IS CONSIDERED
EAST ELEVATION PROPRIETARY PRODUCT.
© 2018-2019 BUDAY + KRUZEL ARCHITECTS PLLC

SCALE: 3/32" = 1'-0" EAST ELEVATION

SHEET:
AVERAGE BUILDING HEIGHT: 26'-11"

8
IRISH BOAT SHOP SITE PLAN SUBMISSION
January 7, 2019

DRAWING INDEX

SHEET NO. DRAWING SHEET NAME
1 Existing Conditions
2 Site Improvement Study
3 Zoning Ordinance Compliance
4 Site & Landscape Plan
5 Main Floor Plan
6 Upper Floor Plan
7 Building Height
8 Elevations
9 Lighting Plan
10 Drainage, Grading & Utilities Plan

PLANNING COMMISSION APPLICATION CHECKLIST

Plans and Drawings

X _ Adequate copies (including electronic copy in PDF format where possible)
X _ Prints sealed by a registered architect or engineer
X _ Complete legal description See Sheet #1
X _ Site zoning and adjacent zoning on plans and application See Sheet #1, Sheet #4
X _ Proposed address Address Unchanged
X _ Date, scale and northpoint See Sheet #1
X _ Topography shown See Sheet #1
X _ General location map See Sheet #1
X _ Trees and shrubs existing and proposed See Sheet #1, Sheet #4
X _ Trees to be removed See Sheet #1, Sheet #4
N/A Density calculations (where applicable)
N/A Gross and net acreage (where applicable)
X _ Existing buildings and improvements within 100' (IDENTIFY BUILDINGS) See Sheets #1, #4
N/A Units by type of buildings (where applicable)
X _ Sidewalks and interior walks See Sheets #4, #5, #6
X _ Complete floor plans Sheet #5, #6
X _ Building elevations (ALL SIDES, and indicate building height) See Sheets #7, #8
X _ Type and design of exterior surface materials See Sheet #8
X _ Fire hydrant locations (where applicable) See Sheet #1, Sheet #4
X _ Exterior lighting locations and types See Sheet #9
N/A Carport and garage locations (where applicable)
X _ Trash container locations and screening methods proposed See Sheet #4
X _ Transformer pad location(s) See Sheet Sheets #1, #4
X _ All yard dimensions and setbacks See Sheet #1
X _ All building dimensions See Sheets #5, #6
X _ Parking space and driveway location (and dimensions) and calculations See Sheet #4
X _ Indicate type of hard surface proposed See Sheets #4, #10
X _ Landscape and screening plans (where applicable) See Sheet #4

1
N/A Community building details (where applicable)
N/A Swimming pool fencing (where applicable)
X _ Utility plans See Sheet #10
X _ Storm water and surface drainage plans See Sheet #10
X _ Loading zones (where applicable) See Sheet #10
X _ Total floor area See Sheet #5
N/A Lot coverage calculation
___ Fire lanes (where applicable) As Confirmed to the City by Fire Chief
N/A Large equipment data