Blue Horseshoe

Island development
(Formally Lupinski’s Island)
Updated June 5, 2019

Business Plan Prepared by:

Blue Horseshoe Holding Co. & Events & Tents, LLC
Owner: Joseph R. Henninger, III
7317 Dyke Road, Clay Township, MI 48001
Blue Horseshoe Holding Co.
New Development
7317 Dyke Road
Clay Township, MI 48001
General Scope of Work
Develop land into an ecologically and
recreationally balanced, vibrant waterfront
destination.
Owner / Developer
BLUE HORSESHOE HOLDINGS CO. &
Events & Tents, LLC
c/o Joseph R. Henninger III
7317 Dyke Road
Clay Township, Michigan 48001
Engineer
LEHNER ASSOCIATES, INC
17007 Nineteen Mile Road, Michigan 48038
(586) 412-7050
Architect
MFD Mark Fredrick Design
2964 Wallbend Dr
Waterford, Michigan 48329
(248) 935-7844
Structural Engineer
Glenwood Engineering, LLC
2609 Crooks Rd #251
Troy, Michigan 48084
(248) 630-3243
Environmental Consultant
Environmental Consulting & Technology, Inc.
2200 Commonwealth, Suite 300
Ann Arbor, Michigan 48105
(734) 769-3164
MDOT Consultant
Wade Trim Associates, Inc.
25251 Northline Road
PO Box 10
Taylor, MI 48180
734.947.9700
Acoustics Consultant
Soundscape Engineering LLC
729 W. Ann Arbor Trl., Suite 150
Plymouth, MI 48170
(734) 418-8663
Zoning Information
Clay Township Zoning Ordinance
Ordinance No. 126
Adopted by Board of Trustees on
August 20, 2007
C-3, General Business District
Permitted Uses Section 15.02
Section 15.03 Special Land Uses.
Outdoor patios and/or entertainment
Outdoor recreation facilities
Planned Commercial Complex for two or
more uses.
All Signage to meet Article XXII of the Clay
Ordinance No. 126. Current Signage to meet
23.09 nonconforming signs and sign structures.
All new signage shall comply with section 23.06 of
Clay Township Zoning Ordinance and be approved
by under a separate permit issued by the building
department of Clay Township.
.
Index Page No.
General Information 1
Summary of Project 2
Clay Township Community Vision 3
Site Location 3
Compete Legal Description 3
Existing Site Conditions 3
Project Purpose & Need 4
Existing Improvements 4
Proposed Construction Activities 5
Proposed Construction Schedule 6
Business Opportunity 6
Restaurant with swim-up pool bar 6
Occupancy Load Capacity 7
Building Floor Plan 7
Building Design 8
Parking 11
Landscaping 12
Transient Marina 13
Engineer Site Plan 14
Page 1 of 16
Summary of Project
The purpose of the project is to enrich an existing blighted parcel of land into an ecologically and recreationally balanced,
vibrant waterfront destination. Currently, the parcel is beset with non-native, invasive plant species, obsolete commercial
equipment and dilapidated marina docks. Our project aims to create a new Lake St. Clair vacation destination full of
recreational opportunities, while protecting the environmental, historical, cultural and residential character of the
community. Our plans are to intercept other unwanted or marginal commercial development and deter invasive species
undulation. Comprehensively, these improvements aim to follow Clay Township’s Mission statement and provide a
newly enhanced waterfront destination open to the public that carters to recreational and nature enthusiasts in
and around Lake St. Clair.

Our initial plan is start on the construction of a simple, yet unique, 4,210 sq. ft. Restaurant / bar. It will provide appreciable
food and a liquor menu that creates a sense of 'belonging' for locals and tourists alike. The building will provide ample
men’s and women’s bathroom facilities as well as house a kitchen and storage area appropriate for the facility. Within
one year of construction of the Restaurant, we are planning to add a pool and pool event area attached to the Restaurant.
This area will be designed to create a resort style atmosphere. The pool will be located between the restaurant and the
lake and will contain an entertainment area which will feature DJ’s and live performers that will keep our guests
entertained while they soak up the sun with friends and family. Guests can enjoy in-water seating around the pools edge.
Sunbathers can relax with both wet and dry chase lounge areas to soak in the sun and be served their favorite food &
beverages. At dusk, our guest will witness one of the most treasured sunset views on the lake. And in the evening, the
pool area will be illuminated by cool LED lighting to create the perfect ambient lighting for guests to enjoy the moon and
the stars glistening of the lakes surface.

Another key part of our plan calls for us to create an outdoor service area for tented and outdoor events with liquor, beer,
& wine services provided. These events include weddings, corporate and private events that foster the nautical
connections to enhance the guest experience. The event area will be the center of attention for couples to put on their
personal cherished wedding ceremonies, corporations to host events, and other public events with fantastic sunset views
of beautiful Lake St. Clair. Special holiday events will also be hosted at the outdoor event service area(s). To service
guests, event tents will be rented on a per event bases and meals to be catered. Initial events will also service guests
with portable restrooms that will be rented to handle guests of each planned event. Events and Tents, LLC will provide
liquor services for all private, public and corporate events, as required.

These judicious improvements also include construction of a new transient marina with side mooring complete with power,
water, and boardwalks. The Island will also provide navigational aids for transient boaters using our facilities and provide
access to recreational, historic, cultural, natural, and scenic resources. Our goal is to strengthen local ties to the boating
community and its economic benefits. We’ll also promote public/private partnerships opportunities and provide public
access to water and awareness to the area via transient boating opportunities. Non-boaters will have access to ample
parking for 106 vehicles. The remainder of the island’s improvements will consist of open green space, recreational
walkways, natural feature landscape enhancements, designated native species corridors, ecological educational
interpretations. Our future plans include a bath house for transient boaters and additional multi-use retail complex to
service our customers as the island evolves. We will make it a beautiful place to be proud of and enjoy here in the great
state of Michigan. (See updated – Site Plan on page 14)

Page 2 of 16
Clay Township Community Vision
“Create a local vacation destination full of recreational opportunities, while protecting the environmental, historical, cultural
and residential character of the community.” – Clay Township Master Land Use Plan

Site Location
The proposed project is located at 7317 Dyke Road (M-29 Highway) in Section 25 of Clay Township (T3N,
R15E), St. Clair County, Michigan, (hereafter referred as “Island Project”).

Complete Legal Description of Land

The land referred to in this commitment is described as follows: Township of Clay, County of St. Clair, State of Michigan.
The parcel ID include Lots 989, 1069, and 2046959.

Parcel 1:
Lots 989 and 1069 of Supervisor Roy T. Gilbert’s Plat No. 12 situated in Fractional Section 25, Town 3 North, Range 15
East, according to the plat thereof as recorded in Liber 49 of Plats, Page 35, St. Clair County Records

Parcel 2:
A parcel of unpatented Lake St. Clair bottom land opposite, adjacent and contiguous to Fractional Section 25, described
as being as the Northwest corner of Lot 991, Supervisor R.T. Gilbert’s Plat Number 12 in Fractional Section 25, Township
3 North, Range 15 East, Clay Township, St. Clair County, Michigan; thence South 87 degrees 45 minutes West 734.80
feet along the North line of Lot 991 extended to the West; thence North 6 degrees 19 minutes 15 seconds West 953.43
feet; thence North 87 degrees 17 minutes East 67.80 feet; thence South 29 degrees 58 minutes East 185.50 feet; thence
South 51 degrees 02 minutes East 432.30 feet; thence South 35 degrees 00 minutes East 597.60 feet to the beginning

Parcel 3:
DNR Parcel ID 2046959, A parcel of unpatented Lake St. Clair public trust bottomlands located adjacent to fractional
Section 25, T3N, R15E, Clay Township, St. Clair County, Michigan, and being more particularly described as follows:
Commencing at the northwest corner of Lot 991 of “Supervisor Roy T. Gilberts Plat No. 12”; thence N05°52’00”W 28.50
feet; thence S87°45’00”W 16.56; thence N35°05”17”W 216.86 feet, to POINT OF BEGININNG; thence continuing
N35°05’17”W 184.54 feet; thence N00°00’00”E 34.70 feet; thence N16°33’59”W 31.83 feet; thence N14°52’47”W 19.02
feet; thence N00°00”00”E 22.00 feet; thence N23°33’39”W 29.01 feet; thence N10°49’02”W 21.00 feet; thence
N24°14’38”W 30.91 feet; thence N23°44’07”E 25.64 feet; thence N62°59’58”E 2.61 feet, to a point on the westerly line of
said lot 989 of said of “Supervisor Roy T. Gilberts Plat No. 12”; thence the following two (2) copies courses along the
westerly line of said lot 989 of said of “Supervisor Roy T. Gilberts Plat No. 12”; S51°02’00”E 85.43 feet and S12°52’00”E
310.72 feet, to the Point of Beginning and containing 0.40 acre, more or less, subject to easements, restrictions, and
rights of way of record.
Page 3 of 16
Existing Site Conditions
In October of 2017, a site inspection was conducted on foot by an Environmental Consulting & Technology, Inc. (ECT)
professional to visually assess and document existing conditions present on the site. The site inspection was completed to
identify, delineate, and characterize any wetlands, watercourses, bodies of water, and/or floodplains and assess their
regulatory status. Site photographs depicting conditions at the time of the site investigation are provided in the
Photographic Log and the Wetland Determination Report, dated November 8, 2017.
.
At the time of the inspection, the project was observed to consist of one, approximately 5-acre legal parcel (Parcel
Identification No. 74-14-496-0119-000) associated with address 7317 Dyke Road (M-29 Highway). The area of
investigation consists of an island land configuration (with portions of the parcel submerged in the water), with Lake St
Clair adjacent to the north, south and west and the Beauvias Creek channel abutting the parcel to the east. The subject
parcel’s location is situated in the Bouvier Bay of Lake St. Clair. Improvements on the subject parcel, all of which were
observed on the southeastern portion, included one, vacant outbuilding, approximately five portable sheds (i.e., ice fish
shanties), one boat ramp/hoist and one, one-lane gravel access drive deriving from Dyke Road via extravaganza a culvert
crossing. Additionally, obsolete marine dock seawalls and wood pilings along the eastern and western property lines were
observed (in Beauvias Creek channel). The subject parcel was observed to be void of operations and/or occupants with
the exception of sparsely scattered obsolete marine-related equipment (i.e., crane prop, steel hoists, watercrafts, pallet
wood, etc.). Development neighboring the subject parcel to the north and east (beyond the water) consists of single-family
residential dwellings and a few commercial interests primarily targeting recreational uses of the lake. During the site
inspection, one wetland system (i.e., Wetland 1) was identified within the project area. Wetland 1 consists of a
forested/emergent wetland that encircles the island. The dominant vegetation throughout the entire wetland area is
common reed (Phragmites australis). Other common vegetation includes silver maple (Acer saccharinum), American elm
(Ulmus americana), eastern cottonwood (Populus deltoides), red maple (Acer rubrum), riverbank grape (Vitis riparia),
glossy buckthorn (Frangula alnus), common beggar-ticks (Bidens frondosa), fowl Lupenski’s Island Improvement Project –
Clay Township Joint Permit Application-Supplemental Information manna grass (Glyceria striata), barnyard grass
(Echinochloa crusgalli). Wetland hydrology was indicated by water marks, water stained leaves, the FAC-neutral test, and
the geomorphic position of the wetland in the landscape.

Hydric soil was observed meeting the loamy/clayey mineral hydric soil indicator. Upland conditions within the area of
investigation includes scrub-shrub and herbaceous plant communities. Common vegetation within the upland portions of
the AOI included common buckthorn (Rhamnus cathartica), tall goldenrod (Solidago altissima), bush honeysuckle
(Lonicera spp.), riverbank grape (Vitis riparia), Canada thistle (Cirsium arvense), common burdock (Arctium minus), white
mulberry (Morus alba), wild carrot (Daucus carota), and turf grass species. A WetlandData Form for Wetland 1 is provided
in the Wetland Determination Report.

Project Purpose & Need

The future of the Great Lakes system depends on the stewardship of the current and next generation of lake supporters.
The goal of The Island Project is to inspire a stronger sense of pride and ownership of this invaluable lake asset through
this concept island’s destination experience.

Ultimately, the project purpose is to provide a Lake St. Clair destination for recreational and transient boaters along with
public to enjoy public and private events and to increase the connective appreciation of Lake St. Clair. It is the aim that
visiting recreationalists will develop a stronger intellectual and emotional connection to this resource and eventually, help
preserve this freshwater asset for generations to come.

While some ecological impact is proposed as part of the concept, the overall benefit in addressing the need to fulfill The
Island Project concept outweighs the detriment and is addressed in the following fundamentals: (1) the need to revitalize a
visually burdened and underutilized urban waterfront into a balanced ecologically and recreationally-viable green space;
(2) the need to establish a new, integrated ecotourist destination on Lake St. Clair to enhance the marine recreationalists’
experience and inaccessibility impediments, and (3) the invaluable need to further foster more prospective and repeat
marine recreationalists’ preservation commitment and capital support of Lake St. Clair and the Great Lakes resources.
These need elements are further addressed below.

1). Aesthetically Blight and Low-Quality Island Ecology Currently, the island exists as a blighted, idle parcel utilized merely
for staging scattered obsolete marine equipment, with remnant 75 years old dock pilings. While this property is privately
owned and accessed, its lack of utility infrastructure and isolation is also appealing to trespassers, catering the potential
for crime and illegal activity (i.e., landfilling, lake dumping, etc.). Not only would this investment fulfill the need to transform
the dilapidated parcel into a safer, enhanced urban open space, it would also serve in making the overall waterfront
experience in the region more vibrant and viable.
Page 4 of 16
2.) Creation of Balanced Ecological-Recreational Accessibility and Experience In addition to catering to its waterfront
residents, Lake St. Clair draws visitors from all over North America to outfit day-trip boaters, water sport enthusiasts,
fishing, swimming and vacationers as a premier recreation destination. However, despite its popularity, quality public
shoreline access to Lake St. Clair’s waterfront has historically been limited by ample private lakefront property ownership
and dense shoreline commercial development. Many recreationalists are thereby limited to its coastal accessibility. By
default, overcrowded public beaches and marina stops are the most viable shore access option. The Island Project would,
however, provide an additional, unique option of lakeside view provisions including open green space, restaurant
supporting local flare food and beverages, an event / service space, an inground pool with swim-up bar, an associated
bath house, with the remainder consisting of pull-up watercraft docking slips, sidewalks, seawall and vehicle parking. By
creating an island environment comprised of a stopover to walk, eat, drink, swim or hold an event on targeting private
watercraft/waterfront recreational enthusiasts, visitors can explore, engage and create a memory and help establish a
greater connection to this freshwater asset.

3.) Lake Preservation Stewardship and Capital Support by inherently adding further value to the visitors’ Lake St. Clair
experience via additional access to unique shoreline amenities of the lake, The Island Project would ultimately encourage
an ongoing and amortized support and protection of this natural resource. By increasing the connective appreciation of
Lake St. Clair, the aim is such that the recreationalists will develop a stronger intellectual and emotional connection to this
resource and ultimately, will help preserve this freshwater asset for generations to come.

Existing Improvements
The currently existing garage requires minor repairs, clean-up and paint. This building will be used for storage until the
final parking lot is finished and is planned to be demolished for additional parking. The top of the existing I-beam bridge
will be resurfaced from its existing wood topped 18.5’ underutilized width length to it’s full design width length, 30’ wide
two lane 24’ cemented tray driveway span accompanied with a 6’ walking path with railings, providing vehicle and walking
access onto the island. On April 27. 2018 Glenwood Engineering, LLC conducted a Structural Inspection to the bridge in
the property located at 7317 Dyke Rd. Clay, MI 48001. During the site inspection the structural engineer checked the
main body components of the bridge including the piers, support beams and the steel I-beams.

Add material to existing driveway and parking area which will result in the construction of an expanded gravel parking lot
for a maximum of 106 vehicle spaces, as well as emergency vehicle turnaround space. This gravel parking lot will settle
during construction over time and be finished with an asphalt top approximately one year after the completion and settling
of the construction area is finalized. The installation of 1614 linear feet of seawall and place 2657 square feet of rip rap
shore protection per DEQ approved permit. In addition, the permit calls for dredging approximately 6,598 cubic yards of
material. In addition, construction of boardwalks that will be located on the property have been approved. Total wetland
impacts are 0,157 acres which consists almost exclusively as seawall backfill. The extraction of existing aged, remnant
mooring pilings and the installation of 286 new wood mooring pilings for watercraft docking; The installation of
underground sanitary and water utility pipes. Environmental Consulting & Technology, Inc. (ECT) also prepared the DEQ
and Army Corp application.

Proposed Construction Activities

Construction of the proposed Project involves the following activities:
• The extraction of remnant hoist components and the installation of 1614-linear feet of new, steel seawall and
approx. 850 linear feet of rip rap shore protection (2657 sq. feet)
• On-site wetlands management program, eliminating invasive phragmites
• The extraction of remnant pilings and the installation of 286 new wood mooring pilings for watercraft;
• The resurfacing of the existing steel, I-beam bridge to expand overtop from 18.5’ wide to a 30’ wide span with 6’
walking path, providing access to and from the island;
• The construction of a 106 vehicular parking lot and an emergency vehicle turnaround;
• The construction of the (1) Event / Service Area
• The installation of underground sanitary and water utility pipes;
• The construction of one 4,214 square foot commercial building (restaurant/bar)
• The construction of 8,590 pool area w/ 2500 sq. ft. pool and 6090 sq. ft pool event area
• The construction of approximately 2,400-linear feet of boardwalk along finished seawalls.
• The dredging of approximately 5,812 cubic yards of canal lake bottom and wetland.
• Additionally, the final development of the project will also entail natural walking trails, designated wildlife habitats,
and other natural featured landscape enhancements including planting native Blue flowering wetland species in
the Horseshoe area (Blue Horseshoe Island).
• Please refer to the Site Plans drawings for the locations and details of the proposed activities.
Page 5 of 16
Proposed Construction Phase Schedule
We are proposing this project be finished in multiple phases. As note below, our first phase is to get the seawall in place
and prepare the land for the construction of the restaurant. We propose the Planning Commission permits a temporary
certificate of occupancy once phase II is complete. We are proposing the restaurant, transit marine, and Event Area 1 are
operating prior to the pool area in phase III.

Phase I
• Installation of 1st phase approx. 1000 feet Seawall and pilings: start Spring 2019
• Site plan utilities installed: Summer 2019
• Utility Construction/Backfilling: Summer 2019
• Grading/Excavation Restaurant Location: Summer 2019
• Partial Temp Gravel parking lot: Summer 2019
• Construct Event/Service Area(s): Summer 2019
• Steel, Cement and Rail Bridge Improvements. Fall 2019
• Partial Site Dredging: Fall 2019
• Begin Construction of restaurant: Fall 2019

Phase II
• Complete Temp Gravel parking lot: Spring 2020
• Lighting and Restaurant area Landscaping: Spring 2020
• Open Restaurant: Spring 2020
• Open transit marine: Spring 2020
• Open Event Area 1: Spring 2020

Phase III
• Construct Pool and Pool Event area: Fall 2020
• Installation of 2nd phase 614 linear feet of steal Seawall and pilings: early spring 2021
• Finish coats 106 car Parking Lot: Late Spring 2021
• Open Pool and Pool Event area: Summer 2021

Business Opportunity
The Island Project will initial generate income from the following sources:
• Restaurant/Bar w/ swim-up pool bar
• Class C Liquor License – Purchase Agreement signed July 19, 2018 (transfer is complete)
• Tented Events / Service Area – public, private, and corporate events held on the island
• Transient dockage for recreational boaters

Restaurant with pool and pool event area:

The restaurant / bar with a pool and pool event area will be located on the Southwest end of the island. The 12,800sq. ft.
area will host a 4,210sq. ft. year around restaurant and bar, along with a seasonal 8,590 sq. ft. pool and pool event area.
The area will feature a 2,500sq. ft. pool that will be located between the restaurant and the lake and will feature a pool
event area for guests to enjoy. An entertainment deck will feature DJ’s and live performers that will keep our guests
entertained while they soak up the sun with friends and family. A Directional speaker system will be installed with our
cherish neighbors in mind directing music towards the lake. The pool area will be designed to create a resort style
atmosphere. It will provide appreciable food and a liquor menu that creates a sense of 'belonging' for locals and tourists
alike. The building will provide ample men’s and women’s bathroom facilities as well as house a kitchen and storage area
appropriate for the facility. Guests can enjoy in-water high-top tables and seating around the pools edge. Sunbathers can
relax with both wet and dry chase lounge areas to soak in the sun and be served their favorite food & beverages. The
pool event area will also feature cabanas all with VIP services. At dusk, our guest will witness one of the most treasured
sunset views on the lake. And in the evening, the pool area will be illuminated by cool LED lighting to create the perfect
ambient lighting for guests to enjoy the moon and the stars glistening of the lakes surface. The pool event area will
transform into tranquil place to enjoy the moon and stars over a beautiful lakeview.

Restaurant Occupancy Load Capacity (per Clay Township Building Ordinances)

We have reviewed our occupancy load capacity per the building codes, our occupancy load for the building is planned for
134 persons and 456 for the pool area, please see chart below:

Page 6 of 16
 Building total Area: 4,210 SQ.FT.
Restaurant Area: 1,339 SQ. FT. 15 NET SQ. FT. PER OCCUPANT 76 PERSONS
Bar Area: 76 LINER FEET 18" BAR SPACE PER OCCUPANT 51 PERSONS
Kitchen: 968 SQ. FT 200 GROSS SQ. FT. PER OCCUPANT 5 PERSONS
Storage Areas: 500 SQ. FT. 300 GROSS SQ. FT. PER OCCUPANT 2 PERSONS
TOTAL BUILDING OCCUPANCY: 134 PERSONS
POOL AREA: 8,590 SQ. FT.
Pool: 2,500 SQ. FT. 50 GROSS SQ. FT. PER OCCUPANT 50 PERSONS
Deck / Patios: 6,090 SQ. FT. 15 GROSS SQ. FT. PER OCCUPANT 406 PERSONS
TOTAL POOL AREA OCCUPANCY: 456 PERSONS

Building Floor Plan and Design

Page 7 of 16
Page 8 of 16
Quality food
A simple menu offering foods like those found at a premier water venue. A tapas style food menu consisting mostly of
appetizers, salads, sandwiches and small entrees ranging in cost from six to twenty dollars which will be available for
breakfast, lunch & dinner.

Customers
The establishment will draw primarily from locals and Lake St. Clair boaters in the area while attracting transient guests
from the area's other surrounding cities and towns.

Hours of Operation
Restaurant / bar hours of operation, Sunday – Wednesday 11am to 11pm and Thursday - Saturday 11am to 2am. Hours
may be adjusted based seasonality.

Employees
Employees will vary from 5-25 based on seasonality

Types of Equipment
Typical restaurant / bar equipment including, but not limited to: grill, pizza oven, ice maker, fryer, refrigerator, freezer, and
etc.

Events and Service Areas

It’s not the typical “cookie-cutter” venue. The island is a unique and breathtaking venue designed to host a variety of
events including weddings, engagement parties, wedding showers, dress rehearsals, baby showers, graduation parties,
corporate events, fund raisers, holiday gatherings, and many other types of events. There are so many new features and
the benefits that come along with an outdoor and tent venue, and beauty and possibilities are endless. Tents and Events
Incredible sunset views coupled with the ability for unique boating access for guests along with easy access from land
makes this an exciting venue fixture for Clay Township and Michigan to be proud of.

Page 9 of 16
Having outdoor tent events are a great way to enjoy the beautiful weather, but also have a place of shelter in case Mother
Nature is not cooperating. In addition, we’ll have the option to rent side walls to shelter guest from those pesky insects.
These side walls will also allow for the addition of heat or air-conditioning which will keep their guest comfortable and at
the perfect temperature. When it comes to rain and wind, these side walls will handle both of those conditions as well.

A tent event offers you a completely blank canvas to design custom events according to the customers vision. With an
indoor venue, customers may fall in love with a few features but there are so many aspects they cannot change like the
flooring, wall color, architecture, view and layout. With our tented events, customers you don’t have to worry about that. It
can be a décor element in and of itself, or it can be customized to mirror each event exactly to the customer’s vision. We
will be able to offer different sizes and styles that can be decorated any way the customer requires. This includes, but not
limited to hanging features, chandeliers, pillars, arches, a custom dance floor, and much more.

All tent and event rentals will initially require portable restroom facilities to be brought in on an event by event bases
depending on the size and scope of each event. Some higher end events will call for the nice semi-truck portable
bathroom facilities which are complete with sinks and handicap access. Additionally, tent generators will be used to
provide power for lighting and electricity in correspondence with each event until utilities are staged in the event areas.

Our experts, we’ll help determine whether everything you want in the tent will fit. It’s a case by case basis, keeping in
mind budget, theme, and size. Tent weddings are growing in popularity as brides recognize what a beautiful backdrop,
they can provide for their own wedding days. What’s better than customizing your wedding reception to be exactly as
you’ve always imagined? The benefits are numerous, and the possibilities are endless.

The tents are event driven and put up during the “In Season” months based on scheduled activities that tents are required
and not proposed to be up year-around. Event areas may not have a tent set up for weeks and then have one set up for
events coming up in the following weeks. Our is to have an event every weekend during boating season.

Page 10 of 16
Parking
We’ve reduced our capacities and eliminated the Event Area 2 and the Collective Parking Area, as earlier proposed. We
are now proposing 106 vehicle parking spots on the island with two “in season” parking charts from May 1st – Nov 1st and
one “off season” Nov 1st – May 1st. The “in season” choices are having Restaurant open with either the pool area open or
Event area, but not both. The second “in season” chart shows only the Event Area 1 open, but the Restaurant and Pool
area closed. The parking will require the on-site transient docking to cover 25% of our required parking with approval of
the Planning Commission (see charts below).

Parking Area - Stormwater

There is a quantity four (4), Storm collection basins in the parking lot area and are marked on the plan. These basins are
all connected to pretreatment system that collects materials prior to storm drainage running directly to the lake. These
storm collection basins will meet all building ordinances per engineering specifications.

Proposed parking lot Extension

Once the restaurant is built and open for business, we request a temporary certificate of occupancy for 12-months from
the opening date of the restaurant to complete and finish the 106-car parking lot. The parking lot will be 21A during the
construction of the restaurant and during the first year of operation. We proposed an asphalt surface per building
ordnance within one year (six-month extension) of the restaurant being open which will allow for settling on the Island.
We are requesting no bond be required on the parking lot extension period.

Page 11 of 16
Transient Marina Parking Waiver
We are requesting the planning commission approve the maximum of twenty five percent (25%) of the required parking
spaces which will be supplied by on-site transient docking facilities. We propose 35, or 25%, of our total required spaces
be provided by the transient marina. This equals the maximum acceptable transient allowance of 106 based on 141
required parking spaces (see new charts above). We propose up to 35 of our transient marina spaces towards our
parking requirement, subject to approval by the Planning Commission, meaning our parking supply meets our parking
requirements (106 paved + 35 boat = 141 | 141 required) if the Planning Commission grants the full credit to the transit
Marina Parking. We anticipate the majority of our business will be seasonal servicing Lake St. Clair with plenty of transit
docking space we will sufficiently handle the parking requirements.

Landscaping
Our landscaping plan for the approximate 200,000 sq. feet of land, account for just over 32,670sq. ft. of landscaping which
has been proposed to the DEQ for their approval. That equates to over 17%, plus there will be additional landscaping
performed by us on site. This greatly exceeds the city ordinance. We will be planting native Michigan wetland species in
the target shoreline area as well. Greenbelts will be added by the parking lot as well as will have grass in the tent areas.
The indicate the areas intended to satisfy this requirement on our updated site plan. Our proposed updated site plan
includes landscape design that meet all requirements. Of note, we will be planting Blue flowering plants in the Horseshoe
area.

Greenbelts
Initial greenbelts are located on the Site plan. A four (4) foot greenbelt along parking lot next to six (6) foot boardwalk that
rests on top of the seawall. The north end will stay natural. The Island is 4 acres which is 174,000 square feet, the green
space is well over 100,000 square feet plus an additional ¾ acre of natural wetland to managed. Greenbelt have been
added to site plan as defined by the city ordinance on the Landscape plan. Sheet 4 on the Site Plans shows the
Landscaping. We are over 17% on the overall project. We do have a 10-foot buffer off set per township ordinance on
each side of the entrance which will be upgraded from existing. There is an existing driveway there now.

Internal Parking Lot Coverage

We have evaluated our parking area and we have originally proposed 10-foot wide parking spaces on the site plan. To
accommodate the interior parking lot coverage requirement, these proposed spots have been reduced to 9-foot wide,
which will still comply with the city ordinance and allow for peninsula landscape coverage. We have proposed 5% interior
lot landscaping on the updated site plan.

Equipment screening
Equipment Screening has been added to the Site Plan and we will add the screening details for the A/C and Pool
equipment.
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Dumpster enclosure
Height and materials will be in accordance with township requirements and are shown on the site plan.

Transient Marina
We propose over 2000 linear feet of canal “side tie” docking space with the eastern and southern sides near the
restaurant, pool and event areas to be the main locations for boat docking. Our propose transient marina will be offering
overnight stays on an hourly or daily basis but will not offer seasonal stays.

We propose a boating infrastructure and docking facilities for transient boats. The proposed marina is designed to
provide transient dockage for recreational opportunities and safe harbors, as well as to:
• Enhance access to recreational, historic, cultural and scenic resources;
• Strengthen community ties to the water’s edge and economic benefits;
• Promote public/private partnerships and entrepreneurial opportunities;
• Provide continuity of public access to the shore; and,
• Promote awareness of transient boating opportunities.

We propose a flexibility of transient marina operating without restrictions from township.

Special Land Use and Approval Standards - Outdoor dining and/or live entertainment
We will abide by all the Lighting and noise ordinances as noted below.

The planning commission will find that the proposed special land use for following the standards and requirements that we
meet, exceed and shall follow all 9 points in the Clay Township SLUA 19.05 ordinance standards for approval.
1. Will be in accordance with the general objectives, intent and purposes of this Ordinance

This project will be in accordance with the general objectives, intent and purposes of this ordinance. The entire
design including the location of the building and the placement of the building have all been taken into
consideration of the adjoining properties and the intent and purposes of ordinances.

2. Will be in accordance with the goals and objectives of the Clay Township Master Plan.

The Vision of the Clay Township Master Plan is, “Create a local vacation destination full of recreational
opportunities, while protecting the environmental, historical, cultural and residential character of the community.”
The purpose of this project is to enrich an existing blighted parcel of land into an ecologically and recreationally
balanced, vibrant waterfront vacation destination. The project is in accordance with the goals and objectives of the
Clay Township Master Plan of restoration and enhancement for recreational areas/uses.

3. Will be designed, constructed, operated and maintained in harmony with the existing or intended character of
the general vicinity and that such a use will not change the essential character of the area in which it is
proposed.

The project will be designed, constructed, operated and maintained in harmony with the existing or intended
character of the general vicinity and that such a use will not change the essential character of the area in which is
proposed. We’re proposing a craftsman style construction that will fit well with the character of the general vicinity.
Our proposed wedding and events that use the natural beauty of the area for a scenic backdrop.

4. Will not be hazardous or disturbing to existing or future uses in the same general vicinity and in the community.

Our project will not be hazardous or disturbing to the existing or future uses in the same general vicinity and in the
community. We plan to be an asset to the community with activities and events for community.

5. Will be served adequately by essential public facilities and services, such as highways, streets, police and fire
protection, storm water drainage, refuse disposal, water and sewage facilities, and schools or persons or
agencies responsible for the establishment of the proposed use shall be able to provide adequately for such
services.

Our project with be served adequately by essential public facilities and services. MDOT has approved our Traffic
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 Impact Assessment and are not going to require any offsite improvements to M-29 for this development. (See the
Traffic Impact Assessment)

Project Control Engineering, Inc. has reviewed the site plan and has confirmed the following:
a. The existing sanitary sewer system has adequate capacity for this development
b. The existing water distribution system is sufficient for supply drinking water and fire production
c. On-site detention is not required; however, a pretreatment system is required where storm drainage
directly discharges to the lake. (NOTE: Blue Horseshoe has proposed a pretreatment system for the
parking areas that will discharge into the lake).

6. Will not create excessive additional requirements at public cost for facilities and services and will not be
detrimental to the economic welfare of the community.

Our project will not create excessive additional requirements at the public cost for facilities and services and not
be detrimental to the economic welfare of the community. We believe this project will be an asset to the
economic welfare of the community, but creating a vacation destination that generates commerce

7. Will not involve uses, activities, processes, materials and equipment or conditions of operation that will be
detrimental to any person, property or general welfare by reason of excessive production of traffic, noise,
vibration, smoke, fumes, glare or odors.

Our project does not in involve uses, activities, processes, materials and equipment or conditions of operation
that will be detrimental to any person, property or general welfare by reason of excessive production of traffic,
noise, vibration, smoke, fumes, glare or odors.

8. Will ensure that the environment shall be preserved in its natural state, insofar as practicable, by minimizing
tree and soil removal, and by topographic modifications which result in maximum harmony with adjacent areas.

We will ensure that the environment shall be preserved in its natural state, insofar as practicable, by minimizing
tree and soil removal, and by topographic modifications which result in maximum harmony with adjacent areas.
We are preserving and planting natural wetlands and eliminating the evasive phages, so natural plants can
grow and that will provide a natural habitat for our area wildlife.

9. Will not impede the normal and orderly development and improvement of surrounding property for uses
permitted within the zoning District

Our project will not impede the normal and orderly development and improvement of surrounding property for
uses permitted within the zoning District.

Section 20.31 Outdoor Dining and/or Live Entertainment Areas. (As amended June 6, 2016)

1. Outdoor dining and/or live entertainment areas shall not be or become a nuisance for adjoining properties
regarding noise and/or properties regarding noise and/or nighttime illumination. All performance standards of this
ordinance shall be satisfied regarding noise levels and glare from outdoor lighting. The planning Commission
may limit days and hours of operation, as well as noise levels, to provide protection to adjoining or nearby
residential areas.

Lighting
Outdoor dining and/or live entertainment areas will not be or become a nuisance for the adjoining properties
regarding nighttime illumination. Our plan calls for a conservative low lit and low height lighting configuration. All
proposed lighting fixtures are listed on the site plan and follow township ordnances.

Noise
Outdoor dining and/or live entertainment areas will not be or become a nuisance for the adjoining properties
regarding noise. To assure we comply Section 20.31 Outdoor Dining and/or Live Entertainment Areas. (As
amended June 6, 2016), we have hired a qualified acoustics consultant to construct a predictive sound
propagation model for the future restaurant and event areas on Blue Horseshoe Island and neighboring properties.

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The consultant’s predictions indicate that the maximum allowable ordinance level of 70 dB can be achieved by
limiting the sound level on the Restaurant, Pool Area and/or Event Area to 93 dB. The loudest point along the
property line is to the south, with lower levels along the east and north property lines. SoundPlan, which is a
commercially available software package, was used to construct a three-dimensional acoustics model to predict
the sound level at the property lines. Based on the model, it was determined the maximum sound levels in the
patio area can be no greater than 93 dBA to meet either 70 dBA at the property line. The full report can be found
in the appendix of this document. See Blue Horseshoe Island Clay Township, Michigan Site Sound Study
Report

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