341 24 26018 https://digitalcollections.library.gvsu.edu/files/original/8212f02dab0e8986dac22ce08ca11a49.pdf e3616d8a4c67715d91ff99e84654e3cd PDF Text Text t · -'·~ ' .,.~~ SUMMER2018 Prof. Jae Basi liere Online, 12 weeks CR N 38845 Offered Summer, Fall, & Winter! Examine the role of U.S. popular culture in creating and maintaining ideologies of gender. Analyze popular images of race and sexuality. Fulfills U.S. Diversity requirement Prof. Cael Keegan MW 3:00-4:lSpm CRN 31742 MW 4:30-5:45pm CRN 32184 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-09_SGF_WGS_2018-2019_Summer-Winter_WGS255_Gender_PopularCulture.pdf Creator An entity primarily responsible for making the resource Women, Gender, and Sexuality Studies Department Date A point or period of time associated with an event in the lifecycle of the resource 2018 Title A name given to the resource Gender & Popular Culture Description An account of the resource Poster of the WGS 255 class being offered in Summer and Fall 2018, and Winter 2019. A synopsis of the topic, name of the professor teaching and the length of the class is included. Subject The topic of the resource Women's studies Gender identity Popular culture Femininity in popular culture Masculinity in popular culture Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/17b2d2beb1d8cfb2cae0d967861c3b91.pdf 901ab65fbe5bf28a16f77a68e7c6eab6 PDF Text Text Questions? wgs@gvsu.edu � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-09_SGF_WGS_2019_Winter_IDS-WGS180.01_Gender_SexualityInComics.pdf Creator An entity primarily responsible for making the resource Women, Gender, and Sexuality Studies Department Date A point or period of time associated with an event in the lifecycle of the resource 2019 Title A name given to the resource Gender and Sexuality in Comics Description An account of the resource Poster of the IIDS/WGS 180.01 class being offered in Winter 2019. A synopsis of the topic, names of the professors teaching and the length of the class is included. Subject The topic of the resource Women's studies Gender identity in literature Comic books, strips, etc - United States - History and criticism Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8ad34d957564e41a69ae279befd3fe2d.pdf d9f8aec25eacf57e44836dc9844ce72d PDF Text Text GENDER JUSTICE H A • Progression in understanding one's positionality, privilege, and personal iden · • Development of social justice awareness and inclusion • Opportunity to interact on a personal level with faculty/st • Engagement in service learning and gender justice re • Connection with upper-class peer mentors who ar The Gender Justice House is located on the first floor of VanSteeland Living Center (apartmentstyle units). For More Informa Allison Montaie, GJH Director at rnontaiea@gvsu.e Women, Gender, & Sexuality Studies at Office of Housing and Residence Life at www.gvsu.edu/housing (6 �- Interested in the Gender Justice House? Apply today to secure your spot in this unique living-learning community - - - -- --~ - - --- How to Apply For Living-Learning Communities: Do NOT participate in the on-line housing selection, Housing will hand place you into your unit. l. Complete the entire MyHousing Application online. (access it through MyBanner by logging in and selecting "MyHousing") *If you are currently living on-campus, you are not required to pay another housing deposit 2. On the MyHousing Application Living Preference Page, select "Academic Communities" then select "Gender Justice House" as your first choice 3. Once the MyHousing Application has been processed, you will be sent a confirmation email 4. You will be notified by email if you are accepted to the Living-Learning Community and your placement in housing ----- - --- - - -- - ~ ~- - Join us at our Information Session Wednesday, February 17, 4.30-5.30pm Women's Center, 1201 Kirkhof Center Food Provided -- ---- - Allison Montaie at 11Wnllll&il!~l£!.L Women, Gender, & Sexuality Studies a Office of Housing and Residence Life at www gvsu cdu/housing � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-09_SGF_WGS_2017_GenderJusticeHouse.pdf Creator An entity primarily responsible for making the resource Women, Gender, and Sexuality Studies Department Date A point or period of time associated with an event in the lifecycle of the resource 2017 Title A name given to the resource Gender Justice House: A Social Justice Community Description An account of the resource Information sheets on living at this house. Subject The topic of the resource Communities of practice Women's studies Social justice Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/755e83ff733171e09e353004d0bdc167.pdf 13cdecd4d5a81b6cbc1d7f41288092dc PDF Text Text The Nokomis Foundation Lccmre Series West Michigan Women's Studies Council Presents: KATHLEEN HALL JAMIESON .l . ·1_ Gender, Power, Politics and the Media in the 2008 Presidential Election l ., Tuesday February 3, 2009 7:00 p.m. . Talk to be followed by a reception and book signing Fountain Street Church 24 Fountain Street NE, Grand Rapids, Ml 49503 FREE AND OPEN TO THE PUBLIC Special Accommodations upon request For more information go to www.wmwsc.org 616.331.2748 Community Partners Media Partner lnl o ,wE :---J PORT ~ UN I V ERSITY A Grand ~-~~~~ c. .:: Grand Rapids Community College J, V IN" ,g , ~ A~ INAS COLLEGE Graphic design: Lisa M. Yarost A ~ ;. HOPE COLLEGE � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Sexuality and Gender Flyers Creator An entity primarily responsible for making the resource The Rainbow Resource Center Women and Gender Studies Department Women's Commission Gayle R. Davis Center for Women and Gender Equity Description An account of the resource Digitized posters, flyers, event notices, and other materials relating to gender expression and sexuality at Grand Valley State University, with materials spanning from 1974 to 2019. Date A point or period of time associated with an event in the lifecycle of the resource 1974/2019 Source A related resource from which the described resource is derived Digitized from collections at the Rainbow Resource Center (formerly the Milton E. Ford LGBT Resource Center), Women and Gender Studies Department, Women's Commission, and Gayle R. Davis Center for Women and Gender Equity. Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Gender identity Gender expression Sexual orientation Women's studies Queer theory Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context DC-09 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-09_SGF_WGS_2009_InvitedSpeaker_KathleenHallJamieson_Poster.pdf Creator An entity primarily responsible for making the resource Women's Center Date A point or period of time associated with an event in the lifecycle of the resource 2009-02-03 Title A name given to the resource Gender, Power, Politics and the Media in the 2008 Presidential Election Description An account of the resource Poster of the event, as well as the location, time and date of the event. Subject The topic of the resource Community centers Women's studies Lectures and lecturing Source A related resource from which the described resource is derived Women, Gender, and Sexuality Studies Department Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/caa188fc71e9fb6b1124d5ea22846247.pdf 2179ef5b16bed36e913364bf53265431 PDF Text Text G · eral ~velopment Pia Eri& ownshi , Michi a �IV ark A Wyck ff 400 Everett Dr. .lansln& Mich. 48915 . FROM THE Lli3HARY OF .elanning & Zoning Center, Inc. " . .. growth cannot possibly come at once any more than a seed can spring into a tree over night. Unless the pattern is set and followed, proper growth can never materialize . The alternative is to pay the price in crime, juvenile delinquency, inadequate schools, inadequate parks, and worst of all, inadequate human beings . .. " Justice Pau l L. Adams, Mich igan Supreme Court December, 1974 General Development Plan Erie Township, Michigan Adopted November 11, 1974 by the Erie Township Planning Commission Approved November 12, 1974, by the Erie Township Board Approved December 12, 1974, by the Monroe County Pl an ning Commission Johnson, Johnson & Roy /inc. Planning/ Landscape Architecture ��LIST OF ILLUSTRATIONS Man-Built Features Map Landscape Zones Map Planning Districts Map Bay Creek Illustration Rural Residential Development Example Major Street Plan Communities Facilities Map Erie Township Center Land Use Guide Half Way Creek Land Use Guide General Development Plan Regional Context Historical Map of Erie Township Population Change for Erie Township Glacial Deposits Streams of Erie Township Hydrology Map Piezometric Water Level Map Soils Map Soils Summary Vegetation IV 7 9 11 15 17 21 23 31 33 35 41 43 47 56 57 59 60 62 63 65 Natural Determinates Regional Transportation Corridors Transportation Utilities 66 68 69 Recreation/Open Space Systems Possible Development Strategies Bedrock Topography Overburden Thickness 74 71 73 76 77 �TABLE OF CONTENTS Introduction General Development Plan for Erie Township 3 Community Goals Summary Landscape Zones Planning Districts Investments in Public Facilities Implementation of Planning Guidelines Design and Development Guidelines 5 6 8 Basis of the Plan for Erie Township Summary Regional Context Social and Economic Trends Agriculture in Erie Township The Natural Environment The Human Environment Three Possible Development Strategies Appendix Geology Vegetation Types Population Housing Economy Government Zoning Areas Land Use Planning Standards Projected Development Capabilities Questionnaire Results Bibliography ,,,----- 10 20 25 31 37 39 40 42 51 52 67 74 75 76 78 80 82 88 90 91 92 93 99 100 101 V �, tty (! I ; Township Center Q_ ~/Yi;--:. ,C .._ d l- �INTRODUCTION The following General Development Plan is the first prepared for Erie Township, Michigan . It was prepared at this time because the Township Planning Commission realized that Erie Township is now facing several very serious problems concerning growth and development. The flooding of the Lake Erie shoreline, the threatened destruction of a rural way of life because of real estate speculation, the growth of inefficient and costly "strip developments" along major highways these are just a few of the problems the Township must solve in the next few years . The content of this plan is the result: of many meetings of the Township Planning Commission reviewing the consultants proposals; of citizen discussions at information hearings; and of community surveys. Considerable time has been spent to make sure this General Development Plan reflects the needs and opportunities of Erie Town.=;hip . The General Development Plan, properly followed, will help the Township solve these problems. Just as importantly, it will help Township residents foresee and solve other problems which may arise in the future. It would be a mistake, of course, to assume that the changes and development outlined in the plan will happen automatically. The planning process, with regular involvement of residents, must continue in Erie Township for the plan to be effective; it must be understood by most residents in the township and be put into action through their common sense and their willingness to work hard . The alternative is to permit unplanned growth, thus wasting tax dollars, requiring higher taxes, and falling short of the "Quality of Life" that Erie residents have a right to expect through good township government. �No plan of this size will continue to be fully applicable, so as the years pass and attitudes change the residents of Erie Township may be called upon to adjust the plan. The plan, therefore, has been designed to be flexible . The main ideas of the plan and its general framework should remain constant for Erie Township for many years to come, although certain details of the plan may become outdated. These details can, therefore, be changed without greatly affecting the plan's main ideas. It will be the duty of the Planning Commission and the citizens of the Township to preserve the main ideas of the plan and to change the details when necessary. To do this, not only the plan itself must be understood - although that is important - but, also the reasons behind the plan must be known. Everyone involved in the planning process must become familiar with soil types, groundwater levels, and social and economic trends affecting the Township. Everyone must know enough about planning, and enough about the Township, to know which parts of the plan to keep and which to alter under changing circumstances. It is for this reason that both the "background material" for the plan and the General Development Plan itself are included in this planning report. The first section covers the plan giving specific recommendations on how to guide development in Erie Township, based on present knowledge of the Township . The second section of the report is the Basis of the Plan for Erie Township, it contains the background data that forms the basis of the plan. It shows what the Township is like, and indicates what limitations the Erie Township environment puts on development. It gives the reasons for particular recommendations made in the General Development Plan, and it contains the information Township residents will need to reevaluate the plan. There is also an Appendix to this report, following the Basis of the Plan for Erie Township . The Appendix contains technical information on the natural environment of the Township which is more detailed and is intended to provide technical information from which a deeper understanding of Township geology and vegetation can be obtained . Township residents reading this report should recognize that there are some factors affecting Erie Township which the Township is not in a position to control. The Township must rely on the state, for instance, to pass legislation protecting farmland from development pressures . It must rely on the county for certain kinds of help in installing sanitary sewers. The General Development Plan has, therefore, had to take into account different ways in which a single event might occur. It calls for one pattern of development if sanitary sewers are installed in the Township, for instance, and for another pattern if such sewers are not installed. This may seem vague, but it is the most appropriate approach in light of the Township's limited control over certain decisions. 2 ��7 4 �COMMUN ITV GOALS During the planning process, the people of Erie Township identified several major goals to guide development planning for their community. The goals were developed over a period of time as residents came to understand the Township, its problems, and the limits imposed by the human and natural environment on efforts to solve those problems. Most of these goals can be achieved by careful planning and by implementation of development guidelines. Some goals will be easier to achieve than others, though, and some will have to be balanced against each other in particular situations. The community goals presented here were established upon the attitudes and desires of the residents of Erie Township. Questionnaires, surveys and public meetings were utilized by the Planning Commission to obtain the community's wants and aims. Many meetings were held by the Planning Commission discussing the wording and final determination of the following community goals: a. To make planning a local community effort to control the Township's own destiny, rather than submitting to county, regional, or state control. b. To create a pleasing environment for living in Erie Township with a variety of housing types for all tastes and incomes, taking into account environmental limitations on building and the slow growth projected for the community. c. To preserve farming as the main industry in the Township, and to protect the Township's rural atmosphere. d. To use tax dollars efficiently by avoiding duplication of services, and to put government on a sound financial basis. e. To orient community expansion in an east/west direction around the Township Center of Erie and around the subdivisions along Halfway Creek, and to otherwise discourage scattered development. f. To creatively utilize the Township's historic and natural resources in accordance with their character and adaptability. g. To consolidate commercial services where a demand for them already exists, rather than allowing businesses to develop in scattered spots or strips. h. To allow industrial growth where it will least conflict with surrounding land uses, and where public utilities will be most readily available. i. To restrict future development along the Lake Erie shoreline and in the floodplain to water-related and/or f load-proofed uses. 5 �Methods of achieving some of the goals are apparent, but others may be accomplished in unexpected ways. One efficient use of tax dollars, for instance, is to discourage scattered development. Development concentrated in a few areas can be served more efficiently by water lines, sewers, postal service, and even by police and fire departments. Future development should also be planned for areas where sewer lines can be installed inexpensively near existing development. Other indirect ways to achieve community goals also exist. SUMMARY The General Development Plan identifies three landscape zones in Erie Township, based on the natural and man-made features . These three landscape zones are located in different parts of the Township; they look different from each other, and they are suitable for different kinds of development. For the most part, the plan calls for characteristics of the three zones to be preserved and emphasized . The plan also uses the three landscape zones as the basis for further subdivision into five planning districts. The five planning districts are based on the natural and man-made environment in Erie Township, social and economic trends, and the goals expressed by the local community. The planning districts serve mostly to concentrate development in certain parts of the Township and discourage it in other parts. The purpose is to allow growth only where the environment is suitable for it and where it will not conflict with other more valuable uses of the land. For growth to take place in Erie Township, certain investments in public facilities will need to be made . The plan suggests necessary investments and establishes priorities among them. The plan also deals with the implementation of development guidelines, covering four ways in which planning recommendations can be turned into Township realities. In doing so, it describes certain duties of the Township Board and the Planning Commission in this process. Finally, design and development guidelines for the Township Center of Erie and the Halfway Creek area are treated in somewhat greater detail. These guidelines are presented in the form of sketches and diagrams to describe their potential. 6 �SINGLE FAMILY RESIDENTIAL TWO FAMILY RES IDENTIAL HOMESTEAD .. COMMERCIAL IND USTRIAL PARKS, RECREATION, RESERVES PUBLIC AND QUASI-PLIIUC [=:J AGRICUl TUPAL AND VACANT □ill""l SCHOOL ELECTRIC GAS - TRUNK LINE GAS- LOCAL WATfl G=d Island : ·-- I « 8UUED TELEPHONE CABLE Norfll Cape nd TRANSPORTATION (ROADS) - REGIONAL LOCAL COLLECTOR SECONDARY ~ MAN-BUILT FEATURES 1 Mlle 7 �r LANDSCAPE ZONES Erie Township is divided by natural patterns and by transportation networks into three broad but distinct zones. Each zone, as outlined on the adjoining landscape map, has its own landscape; each is set off from the others by a major highway or highways, and each has a different potential for development. Zone I lies in the northwest corner of the Township, to the west of Telegraph Road and to the north of Temperance Road. This area is mostly agricultural, with a gently rolling landscape that is found nowhere else in the Township. Zone I also has more trees than any other part of the Township, and it has soils which, with certain limitations, are suitable for development utilizing septic tank faci Iities. Zone II lies largely between the 1-75 Expressway and Telegraph Road in the Township. This is a very flat zone, and it is dominated by major highways, railroads, and transmission lines which cross the Township diagonally. Buildings in this zone appear as major landmarks when seen against the background of the flat, seemingly endless landscape. Although most of the area in this zone is used agriculturally, it also contains the Township Center of Erie, several school complexes, and a natural area around Halfway Creek. It is within this zone that the Township could adopt several different patterns of development. Soils here are not suitable for septic tank operations, but public sewer systems brought into this area would allow development to occur. Zone 111 lies east of the 1-75 Expressway and is dominated by the shoreline of Lake Erie. This is a wet, marshy zone, located mostly within the Lake Erie floodplain. The organic soils here are not suited for septic tank operation, and require foundations to be of special design. Also, nearly the entire area is occasionally flooded by Lake Erie. Very little development can or should occur in this zone. What is the importance of these zones? Why include them in the plan? First, they indicate some natural limits for development, and suggest kinds of development which are appropriate for different areas. Also, the three landscape zones represent a natural resource of the Township - a visual natural resource. Properly managed, they can break up the monotony experienced by the Township resident or traveler entering the Township from the north or south_ Instead of a constant, uniform landscape the Township can express its sharp contrasts: wild, empty marshland along the Lake Erie shoreline; a flat sweep of rich farmland in the heart of the Township; a quiet historic community in the Township Center of Erie; rolling countryside covered with a green canopy of trees in the northwest corner of the Township. 8 �9 �In order to do this, the plan calls for the preservation of the orchards and woodlots in Zone I. These trees not only protect birds and wildlife, they also set off this area from Zone 11. In the second zone, the plan calls for development, which is now scattered along the sides of highways to be concentrated in two planning districts, leaving the rest of the zone for farming. In Zone 111, the plan calls for development to be restricted with only water related recreation allowed to be developed. Most of the zone will be left in its natural state. To discuss development and restrictions on development, it is necessary to examine the five planning districts called for by the plan. PLANNING DISTRICTS The General Development Plan divides Erie Township into five planning districts. These include one agricultural planning district and one shoreland/wetland planning district, which are to be preserved for open space uses, and three districts in which various sorts of development will be encouraged. The five planning districts are shown on the accompanying map. The boundaries of these districts were not arrived at by accident. To a large extent they retlect the boundaries of the landscape zones, which is to say they reflect the natural features of Erie Township. Also, they reflect patterns of existing development in the Township, community goals and social and economic trends in the area. Planning District A has about the same boundaries as Landscape Zone I, lying in the northwest corner of the Township. This district is unlike every other part of the Township in that some of the soils here are suitable for septic tank operation. For this reason, residential development in the Township should be encouraged in this district, even before public sanitary sewers are available to the Township. Development must proceed carefully, however. Only 30% of the soils here are suitable for septic tanks, and in some places, where the soil is sandy and bedrock lies within three feet of the soil surface, septic tanks are likely to pollute the groundwater of th'e area. Therefore, development in this district should proceed, but only on an individual review and permit basis. Each site must be tested for suitability for septic tank operation before a permit is issued. The irregular pattern of soils in this district suggest the logic of cluster development. Residential clusters can fit more appropriately than other patterns into a landscape otherwise used for agriculture. The woodlots and orchards in this district represent a visual resource for the entire Township and should be preserved. Creeks in this district need protection from pollution. They feed into larger streams which flow through the rest of the Township and which, if polluted, will harm the quality of life for people in districts downstream. 10 �RAUC/1 RD i,'_~ ..... \l~ ~ (.':~\ r,l _,ij I, ~-- L--- ;:~-,J - -_ - - - - -&, ,.~. ~ !\ ", ...... ___ Y of LUNA PIER 11-': h,_ ~ .,, :, i mm p- LAKE ERIE \ ' . -Ntxfll Moum•, Bey .,. · ) jJ~~=~~f')~; '; Indian lsklnd V (, \J') \ ~ ~, ~ l l \ '- / \ ~ "°'" '(:., I I PLANNING DISTRICTS 11 �Commercial development already exists in Planning District A, in the form of three commercial facilities along Telegraph Road north of M-151. Additional commercial facilities should be concentrated into a small "commercial zone" so an increase in the number of access points to Telegraph Road can be avoided. This will reduce conflict between cars entering or exiting the highway and through traffic on Telegraph Road, resulting in increased safety. Planning District B, one of three planning districts within Landscape Zone 11, is located in the southern part of the Township along Halfway Creek. Soils here are not suitable for septic tank operation, but development should still be encouraged in this district after public sanitary sewers have been installed. Although the district, along with the others in Landscape Zone II, is located on some of the better agricultural soils in Michigan, there are several reasons for recommending its development. First, it already contains two subdivisions along Halfway Creek, scattered commercial buildings along Dixie Highway, South Mason Consolidated Elementary School, and a small mobile home park. Second, Planning District B lies directly in the path of urbanization extending northward from Toledo and will experience its growth pressures. Third, development can be concentrated in this district, leaving the land north of Benore Road free for agriculture . Finally, and most important, it is likely that public sewer service will be extended into this area from Bedford Township and possibly from Toledo. The plan recommends that sewer service from the Bedford Township sewage treatment plant be extended initially to the area south of Sterns Road and west of the Penn Central railroad where additional residential development should begin. Later, when the sewer line is extended eastward across the Penn Central railroad tracks, residential development can occur around the elementary school and in the area around Halfway Creek. The Sterns Road/Benore Road area should mark the northern boundary of this residential development. Some commercial development is possible in Planning District B, though growth trends in Erie Township do not indicate a great need in this regard . As the population grows, however, the development of "convenience" shopping faci Iities in this district cou Id serve nearby neighborhoods. The commercial development should be consolidated into one or a few areas, rather than being scattered along major highways. 12 �Industrial development is also proposed primarily in the southwestern part of the Township at two separate locations. One of the proposed industrial areas is located west of Hagman Road, south of Halfway Creek, east of the Penn Central railroad tracks, and north of the State Line. The other area proposed for industrial development is located west of Dixie Highway, south of Benore Road, extended west of Dixie Highway to the Chesapeake and Ohio (C & 0) railroad tracks, and east of the C & 0 tracks and the west line of the Township. Further expansion of industrial uses north of Benore Road to Little Lake Creek can be allowed when the areas above approach complete development or if it can be demonstrated that the entire parcel up to Little Lake Creek can be developed as a unit. A small area of industrial development is contained in the General Development Plan located to the northwest of the Township Center at the northeast corner of the intersection of Telegraph Road and Erie Road. As development occurs in Planning District B, however, the Township will have to add certain community facilities such as streets and parks. A public safety building is proposed in the vicinity of Sterns Road and Suder Avenue to serve existing and future development. At the same time, highway improvements should be undertaken to strengthen the east/west orientation of growth along Halfway Creek . Planning District C, also within Landscape Zone II, extends eastward from the Township Center of Erie along Erie Road and Bay Creek to Summit Street. Because soils restrict septic tanks in this district also, development should occur only after public sanitary facilities are installed. Development in this district is recommended because both the Township Center of Erie and the Mason School complex are located here. Development related to them provides a focus for life in the entire Township. Also, the recent construction of highway interchanges at the I-75 Expressway and Luna Pier Road, and at the 1-75 Expressway and Erie Road, creates a potential growth corridor running in an east/west direction paralleling a community goal to encourage east/west development in the Township . Public sanitary sewer service to this area from the City of Luna Pier may be possible in the future . Once public sewers are installed, residential growth in this district should be encouraged around the Township Center of Erie and around the Mason School complex. Some commercial activity should accompany it with convenience shopping facilities concentrated within the Township Center of Erie and highway-related service facilities within a highway service area near the Luna Pier Road interchange of 1-75 Expressway. 13 �The Township should work to develop the Township Center of Erie as a focus for life in this district. Its historic buildings and street pattern should be preserved. Setbacks should be required along the streets and planted with trees. Erie Road should be narrowed between Telegraph Road and Summit Street, sidewalks should be installed, and traffic should be rerouted to the south around the Township Center . Every opportunity to make the Township Center a place attractive for people to live and walk in should be pursued . One such opportunity to increase the quality of life in the Township Center is to preserve and expand the natural area around Bay Creek . Eventually, a park system could be developed to provide a cool , shady area of natural beauty as a focus for the Township Center and enhance its environment. The park system should not be confined to the Township Center of Erie, but should wind along Bay Creek and provide a green walkway spanning east/west the width of Planning District C. In order to prevent traffic congestion and parking problems in this district, parking facilities in the Township Center will need to be supplemented. Locations are suggested next to the Township Hall and behind the commercial property on Dixie Highway . 14 �... .r, - , 1-- I ~ I -~ 1{ l ~ i JI 15 �The Agricultural Planning District is the third planning district located in Landscape Zone 11 . Good soils and a long growing season combine to make this district one of the most attractive locations for agricultural production in Michigan. It is the policy of the Comprehensive Development Plan to preserve this area for agricultural use. Other types of development in this district are discouraged and directed, instead, into Planning Districts A, B and C with recommended public sewer facilities. Within the Agricultural District, residential development should be restricted to homes on lots of 20 acres or more. Industrial and commercial development should be prohibited . However, it is intended, under the plan, that a land owner in the district may convey a parcel less than 20 acres to one or more of his children for their residential use. Sites of 20 acreas or more will not prevent future subdividing of land for homesites when sanitary sewers are available . These 20 acre sites are large enough for agricultural uses. Since soils here are generally unsuitable for septic tank operation, an·d since no public sewer is planned for this district in the near future, it is doubtful that much residential development can occur here, even on large lots. Farmers in this district should be encouraged to take advantage of new tax legislation, only recently passed by the Legislature, which allows agricultural land to be taxed preferentially- as opposed to residential, commercial or industrial land. This can reduce tax pressures on farmers to sell agricultural land for development. Other legislation now pending may help the Township in other ways to preserve agricultural land. A major community goal is to preserve farming as a way of life within the Township. This is still another reason to guard against development in the Agricultural Planning District. 16 �New residential development maintaining rural character ~R'N l&D pr;, '<'.~!::Aj!ON Ce: r 13Pe}'YAeo M, ,.,..e.e. - -,~-r-5 t Bl7 ~ Ai- CPl:J-.l q",ACE 1.iE.w 'lot-'!½ · L•t-161-e: OR ~e.J..i ~ow . ' ,, ,SPL,/~ I-All-~ :if\tJfE:I? 10 :;,cve.t.cp• ·EN 5o..il-l1T$ ofi!: I.II~ /Aa$,) .. .-·. .. ·- • • Pt'1'EMTIAL PeVELRMe.n1-l!:#! C~61t-lAt.. F~~~iT~ C.Afi ACH!t::v~ t.$ MN-Ir t.iv;E ~· rs ,~1:£ c,,-..c.wy.iG te6 ~t;, ~ f-l A ...'l'l>IC,.!L, P.;te..Cf'Vl!:. tj: i4US, Ko~ U.f..v CA~ ~E ap fOt R!Sll:V'.flON AHD t6~1C t:r 'R=.. Cl.JJ$~ OF NB!v' f+~~ Qt,l C~ 17 �The Shoreland/Wetland Planning District has about the same boundaries as Landscape Zone 111 and lies entirely to the east of 1-75 along the Lake Erie shoreline. Organic soils in this district are poor for holding building foundations; septic tanks endanger the district's water quality, and the area is flooded periodically by Lake Erie . For these and other reasons, nearly all kinds of development should be prohibited in this district. The Shoreland/Wetland Planning District can be of benefit, however, not only to Erie Township, but to the entire state of Michigan. The General Development Plan calls for this district to be developed as a water recreation area serving southeastern Michigan and northern Ohio. Because much of the district is already contained in a private hunting club and a State Game Preserve, a basis for a regional recreation area already exists. Other public and private land in the district can also be converted to recreation uses. While most of the district should remain undeveloped, a limited amount of commercial development to serve water recreation purposes and housed in buildings which will suffer little damage from flooding, is appropriate . Marine supply stores, boat repair services, and similar businesses are examples. Care will need to be exercised to assure that commercial development does not pollute the water resource. There is a small area in the Shoreland/Wetland Planning District, located along Substation Road and Bay Creek Road - east of the 1-75 Expressway, which is not wholly within the Lake Erie floodplain . While this land might be considered to be adaptable for residential development, the land is cut off from the rest of the Township by the 1-75 Expressway and it would be inefficient and expensive to supply it with sewer services, water, and other public facilities . This land clearly relates to the rest of the Shoreland/Wetland Planning District and should be governed by the same development guidelines. There are a number of areas such as "Lost Peninsula," "McLeary's Point" and "Moraine Point" which contain residential development. Portions of these areas lie within Lake Erie's floodplain. Accordingly, the plan intends that concentrations of existing residential structures be permitted to remain. The plan intends that improvements and additions must be protected to prevent flood damage. In case of disaster, rebuilding of the structures must be subject to floodplain restrictions. The plan also intends that additional residential development not be encouraged in these areas. The preservation of this district may increase tourism in Erie Township in the not-too-distant future. As pollution in Lake Erie is cleaned up, and the Lake becomes safer for human contact, this district will have more and more value as a recreation area. The district also contains natural features which deserve to be protected in their own right These, then, are the five planning districts and the development guidelines for them. The Township's role in translating these guidelines into reality is described in the two following sections dealing with investments in public facilities and the implementation of development guidelines. 18 ��INVESTMENTS IN PUBLIC FACILITIES As development proceeds in Erie Township and population growth occurs, the Township will need to make certain investments in public facilities to serve its people. The General Development Plan identifies Township investment in transportation facilities, public sanitary sewers, an additional Township public safety building, new schools and parks . Transportation investments should be anticipated according to the Major Street Plan on the accompanying page. This Plan contains most of the features of the Monroe County Transportation Plan for the Township with some changes proposed as follows : a. Temperance Road should be extended as a county primary road eastward from Telegraph Road across the Chesapeake and Ohio Railroad right-of-way to Dixie Highway and connect with its eastern portion; b. Traffic should be rerouted to the south of Erie Road around the Township Center of Erie , so that Erie Road between Telegraph Road and Summit Street will be fairly narrow and free of through traffic; and c. Summit Street should be improved where it joins the ramp off 1-75. The first priority for Township investment in transportation, though, is to expand the establishment of setbacks along streets designated on the Major Street Plan . The width of these setbacks is indicated on the Major Street Plan map. Interstate highways, for instance, should have a 300 to 350 foot right-of-way; that is the highway itself, its shoulders, and the land in public ownership on both sides of the highway should measure 300 to 350 feet, from one side to another. Similarly, rights-of-way along U.S. and Michigan Highways should measure 150 to 204 feet and 120 feet along county primary roads, 86 feet on collector roads and that street rights-of-way in the Township Center of Erie should be 66 feet wide. This does not mean, of course, that buildings will be able to be placed right at the edge of the public rights-of-way. The Township should have ordinances requiring buildings to be set back specific distances from the right-of-way line. It is worth noting that the existence. The Township widths, rather than those Proposed rights-of-way also 20 proposed rights-of-way are much wider than the rights-of-way now in should require development to respect the proposed right-of-way existing on lots along major streets and roads in the Township. need to be correlated with existing conditions wherever feasible . �LAKE ERIE PROPOSED RIGHT OF WAY WIDTH - INTEJtSTATEHIGHWAYS (300-350') - U.S.&. MICHIGAN HIGHWAYS (1.50-204') - coUNTYPRIMARYROAOS _ _ _ CQLLECTORR™-DS •• •••••• TOWN CENTER _ _ _ ,.o,oSEO (120'+) (86') (66') (120' +) ~ �Public sanitary sewer investments will have a major effect on how fast development will proceed in Erie Township . The General Development Plan calls for the first sanitary sewers to be installed in Planning Districts Band C. The public water line should also serve these districts. Basic designs for these two systems already ex ist. An additional Township Public Safety Building should be planned to serve residents of Planning District B, who are not adequately served by existing public safety facilities in the Township Center of Erie. Containing a fire and possibly a police station, it should be located near the intersection of Suder Avenue and Sterns Road near the Halfway Creek residential area. A possible site is along the Hooper Run Drain on Suder Avenue where the building will be well situated and the banks of the Hooper Run Drain will be preserved and protected in public ownership . This building is to replace the Morin Point Fire Station which will not be able to meet development needs and which is flooded from time to time. Other community facilities, such as public meeting and emergency shelter, could be included in the Public Safety Building, transforming it into a Township Community Building for Planning District B. Although schools in the Township will have to be expanded as the population grows, the land on which the present schools are located is sufficient for future needs. Educational consultants and school officials can indicate where new buildings and additions to existing buildings should be placed on existing school land . Parks in the Township are currently inadequate and will have to be greatly expanded to meet future needs. A community of 4,500 people needs a total of 35.5 acres of recreation land. About 18 of these acres should support "passive" recreation (walking, picnicking, etc .) and the remaining 17.5 acres should be for "active" recreation (sports and active games) . Erie Township has a population in excess of 4,500: the 1970 census counted 4,494 people and the population has grown since . Yet the Township has only 28 acres of developed and programmed recreation land out of a total of 43.5 acres of public park land according to the Monroe County Recreational Land Acreage Survey . The play areas around the elementary schools add some recreation space to this total, but the Township still needs to expand its parks to serve its future population adequately. The need for extra recreation land will become even greater, of course, as the Township population increases . It can be argued that the Shoreland/Wetland Planning District will provide more than enough recreation land for Erie Township. But people - especially young people - need recreation land near their own neighborhoods where they can walk to it. The Shoreland/Wetland Planning District serves a regional need for recreation and cannot adequately satisfy local recreation needs. 22 �• Township Hall ~ Mason Elementary '.ulJ C, LAK. Middle & High School Elementary School F/;-IJ:. ■ Generating Plant 0 Fire Station m Sewage Treatment -···- Electric -··- Buried Telephone Cable - - Gas-Local - · - Existing Water Line --- Proposed Water Line 23 �One partial answer to the Township's recreation needs would involve land along primary drains and streams in the Township. The General Development Plan recommends that this land be developed into long, strip-like parks . If extensive enough, they will more than satisfy the Township's "passive" recreation needs and serve another purpose, too. By providing open space on each side of major streams, they will reduce the rate of surface run-off into those streams following rain storms keeping the streams from filling so rapidly with water and helping to prevent floods. The "extra" passive recreation land produced by this park system will be of benefit in a variety of ways. 24 �IMPLEMENTATION OF PLANNING GUIDELINES There are four major ways in which the Township can implement the planning guidelines of the General Development Plan: 1. Township government can adopt policies for development which reflect the development plan; 2. Land use regulations and controls (e.g. Mobile Home Park Ordinance, Zoning Ordinance) can reflect the purposes of the plan; 3. The Capital Improvement Program and Budget can be drawn up in accordance with the plan and made part of the annual Township budget; and 4. Private groups and individuals can work to implement the plan. Following a description of these four types of implementation, the role of the Planning Commission in the implementation process is reviewed. 1. Development policies are those policies which should be adopted by the Township Board and the Planning Commission in order to carry out the recommendations of the plan. Both the Planning Commission and the Township Board will need to make many decisions on development ordinances, individual requests for action, and other matters which directly affect physical development in the Township. General development policies will make these decisions easier to make. First, the Board and the Planning Commission should adopt neighborhood residential policies to guide development. Some suggested policies are as follows: a. Until sanitary sewers are installed in the Township, residential development will - be encouraged only in the northwest corner of the Township, in Planning District A. Building permits will be issued here only after analysis of the soil shows that each site is suited for septic tank operation. b. Once sanitary sewers are installed, residential development will be encouraged in Planning Districts B and C, and discouraged in the Agricultural and Shoreland/Wetland Planning districts. c. Residential neighborhoods in Planning Districts B and C will receive first priority in terms of water distribution, sewer service, and other residential services. 25 �d. High priority will be given to developing parks to serve these two community planning districts (Halfway Creek-Erie Tmvnship Center), and the Township will acquire easements and property for that purpose. e. New streets developed to serve residential neighborhoods will be designed to discourage through traffic. f. The Township will do everything feasible to encourage the development of the community planning districts (Halfway Creek and Erie Township Center) areas as social and recreational units and encourage people in these communities to form associations dedicated to improving living conditions in the neighborhoods. g. The Township will develop and adopt a subdivision ordinance which permits clustered residential development. Also, the Township will update the zoning ordinance to include specific districts for multi-family housing developments, mobile home development, cluster housing, and a shoreland/wetland planning district. h. In order to keep the residential zoning _ ordinances up-to-date, the Planning Commission will review all ordinances affecting neighborhood development. It will make sure that they incorporate the most progressive and modern methods for achieving the goals of the General Development Plan, and it will recommend any needed changes to the Township Board . i. The Township will continue to mount a Township-wide attack on blighted buildings. It will act to remove deteriorated and abandoned · buildings wherever they occur, and will use code enforcement, neighborhood citizen action and private redevelopment to prevent blight. A typical township residential development with public sewer and water facilities (not located in Erie Township). 26 �The Planning Commission and the Township Board should adopt commercial development policies and agricultural development policies as fol lows: a. Residential, commercial and industrial development will be discouraged in the Agricultural Planning District . b. The Township will encourage farmers to take advantage of tax incentives established by the Michigan Legislature to aid in preserving agricultural areas. c. The Township will encourage a limited amount of commercial development in two highway service areas: one located at the Luna Pier interchange of 1-75 Expressway, the other located at an appropriate site on the west side of U.S. 24 (Telegraph Road) north of Erie Road. These service areas may contain gasoline stations, drive-in restaurants, and other businesses serving highway traffic. d. The Township will encourage a limited amount of commercial development in community service areas in Planning Districts A, B, and C. Drug stores, hardware stores, grocery stores, and similar businesses will be permitted in these areas. e. The Township will encourage a limited amount of commercial development in the Shoreland/Wetland Planning District to serve people engaged in water recreation in this district. f. All of the codes and ordinances shall be administered in these areas to provide appropriate setbacks, avoid traffic congestion, and preserve the visual quality of the area. Businesses will be required to have signs which fit in with the visual environment, and unsightly buildings or activities will be screened from view. 2. Land use regulations and controls, such as the Mobile Home Park Ordinance and the Zoning Ordinance, represent still another way in which the Township can implement the plan. Zoning is probably the major type of land use regulation for this purpose. There are two major changes which should be made in the Township's zoning ordinance. First, the present zoning map should be changed to conform with the five planning districts proposed by the General Development Plan. Residential, commercial and industrial zoning should be confined to Planning Districts A, B, and C, and should be located in accordance with the plans as indicated above. Also, an Agricultural Zoning District and a Shoreland/Wetland Zoning District should be established in accordance with the plan. 27 �The second major change in the zoning ordinance involves the abolition of "cumulative" zoning, which permits "higher" zoning uses in "lower" zoning areas . In this way conflicting land uses can become established side by side, to the detriment of aesthetic and land values . One means of insuring the character and quality of development is to utilize a site plan review process in the revised zoning ordinance. Other changes in the ordinance will be necessary to resolve inconsistencies and remedy inadequacies. The Township will probably want to make these changes gradually, rather than all at once. Three phases of change are recommended: Phase I would consist of immediate revision of the zoning map based on the General Development Plan as adopted by the Planning Commission and the Township Board. During this initial phase, basic revisions in the zoning ordinance text should be made, a Shoreland/Wetland district should be added, and other revisions as necessary. This phase should begin immediately. Phase II would change the zoning over the next five years. These changes are harder to predict than those in Phase I, but many are likely to evolve from individual requests for zoning changes . Zoning changes which "fit" with the plan should be approved; those which go against it should be denied. For example, a request to change zoning in a residential area from commercial to residential should be granted, while in the Agricultural Zone, a change from agricultural usage to commercial should be denied . The net effect of many small decisions on zoning changes, correctly made, will be to strengthen the plan. Phase Ill includes zoning changes to be made after five years. Even harder to predict than those in Phase 11, these changes depend on population growth and might best be postponed until stage. Commercial development, for instance, is not currently in Planning District B, but become necessary when the population in that district has increased considerably . Thus, district should not be zoned for commercial uses until after the population growth has begun the area can support the proper kinds of businesses. this will the and Whenever possible, Township zoning ordinances should be developed in coordination with those of the Monroe County Planning Commission. Common forms, common standards, and common terminology should be utilized . Township zoning should also be in harmony with the zoning practices of Bedford Township, LaSalle Township and the City of Luna Pier, so long as it is consistent with the General Development Plan. 28 �3. The Capital Improvements Program and Budget will enable the Township to plan for needed public improvements and pay for them with proper financing methods. "Capital improvements" are generally defined as permanent improvements which have a value of more than $5,000 and a life of more than 15 or 20 years. A "capital improvement program" is a program for capital improvements to be undertaken over a period of five years and contains annual budget projections. The capital improvement budget, in turn, should be part of the annual Township budget adopted by the Township Board. Each capital improvement budget should contain (a) a description of different capital improvement projects, arranged according to priority; (b) a statement of the basic reasons for each project and its priority; and (c) a statement of the amount each project will cost, and of how it will be financed. Many important ·capital improvements in the Township will be made by the County or the State with little Township control over them. But there are several kinds of improvements the Township can determine. When considering these, the Township should give priority to those which affect Pl,;mning District A, Planning District B around the Halfway Creek settlement, and Planning District C, especially around the Township Center of Erie. The following kinds of improvements should receive priority: a. Street improvements including right-of-way acquisitions and street tree plantings, especially in the Township Center. b. Improvement of the drainage areas and acquisition of park land along creeks and streams such as Bay Creek. This can be done through purchase of land and/or easement rights. c. Sanitary sewer installation in Planning Districts Band C. The Township should negotiate with the County and with Bedford Township over sewer service for Planning District B, and with the City of Luna Pier over sewer service for Planning Districts A and C. d. Continuing expansion of water distribution in the Township. e. Land acquisition for, and later construction of, a new public safety building (fire station, police station and community house) somewhere near the intersection of Sterns Road and f. Summit Street, Acquisition of land for additional parking facilities in the Township Center next to the Township Hall and behind the commercial property on Dixie Highway, and the paving and landscaping of these parking facilities. 29 �4. Private groups and individuals can also help turn the General Development Plan into a reality for Erie Township Both groups and individuals can read the plan carefully, work for its adoption by the Township Board and the Planning Commission, and tailor private plans for development to follow its guidelines. The role of the Planning Commission 1n implementing the plan is a unique one . The Planning Commission should a. Annually review the General Development Plan policies and recommend necessary revisions and additions to the Township Board for formal adoption. b. Annually prepare a prior ity list ing of proposed cap ital improvements, based on the Township's fiscal year. This capital improvements program has been described above and should be presented to the Township Board for inclusion in the Township's annual budget. 30 c. Develop a standard approach for reviewing petitions to rezone areas of the Township , and standard procedures for reviewing subdivision plans presented by developers. It would be helpful to develop check sheets for these processes. Also, the Planning Commission should expand its coordination with the Monroe County Planning Comm ission in this regard, and should continue to utilize its staff. d. The Planning Commission should explore different ways to finance development and capital improvements in Erie Township. State, federal, and private programs for financing should all be explored. e. T he Planning Commission should develop and carry out a continuing education program for citizens to acquaint them with planning matters in Erie Township . �DESIGN AND DEVELOPMENT GUIDELINES The following policy plans and sketches present development guidelines for the Township Center and for the Halfway Creek area in somewhat greater detail. Wh il e these development guidelines need not be followed precisely, they portray the general character that the Township can achieve in its development. TOTAL ACRES EXIST. SINGLE FAMILY MULTI-FAMILY PARK OPEN SPACE INDUSTRY 60 FUTURE 45 54 23 3 ERIE TOWNSHIP CENTER 31 �ERIE TOWNSHIP CENTER 32 �TOTAL EXISTING Fl1'URE w ::, z w > < A TOTAL EXISTING FUTURE □ "'w 0 ::, <I) HALF. WAY CREEK 33 �This, then is the Erie Township General Development Plan. The basis for the plan and the reasons behind its many recommendations are reported in the next section, The Basis of The Plan for Erie T ownsh ip. A full color version of this Plan is included at the back of the report. 34 �LAKE ~ ERIE RESIOENTIAL FLOODPLAIN SPECIAL RESTRICTIONS APPLY CITY of LUNA PIER [::=J c:::::J - MOBllE HOMES RESIDENTIAL SINGLE FAMILY RESIDENTIAL MULTI FAMILY RESIDENTIAL NEIGHBORHOOD COMMERCIAL c:::::J HIGHWAY COMMERCIAL c::J c::J c:J PARKS.OPEN SPACE & TREES [ =::J [JZJ C::J WATER RELATED COMMERCIAL INDUSTRIAL AGRICUL TUAAL O FLOOD PLAIN AGRICULTURAL LANO AREAS SUITABLE FOR SEPTIC SYSTEMS POTENTIAL SINGLE FAMILY RESIDENTIAL REQUIRING SEWER SYSTEM OR EXCEPTIONALL V LARGE LOTS UTILITY LINES ELECTRIC COMMUNITY FACILITIES BUILDING MAJOR ROADS SCtiOOLS --- -No,111 Moumt1~ Boy Guard Jslond ,., SI ,.. ~$41/o GENERAL DEVELOPMENT PLAN - ~ 1 Mile 35 ���SUMMARY Because effective planning for Erie Township must be based on a thorough understanding of the Township itself, the General Development Plan is based on this survey. It attempts to collect all the relevant facts about Erie Township in a single document. An understanding of these facts is necessary to any adjustment in the General Development Plan. The survey covers several sets of facts relating to Erie Township. It examines the regional context of the Township, community goals expressed during the planning process, social and economic trends, the special place of agriculture in the Township, the natural environment of the Township, and the human (or man-bu i It) environment. Because al I of these factors , have an influence on development in Erie Township, all must be considered during the planning process. The Basis of The Plan for Erie Township also includes a brief discussion of several different planning strategies. The General Development Plan combines these, but the emphasis upon one or another strategy may want to be altered in the future. The strengths and weaknesses of the different strategies also need to be taken into account during the planning process. There are some facts about Township geology and vegetation which are not included in The Basis of The Plan because they have a more direct bearing on Township development and planning. These are included in the Appendix to provide a slightly more technical discussion of some aspects of the natural environment. 39 �REGIONAL CONTEXT Erie Township, the "Gateway to Michigan," is a small rural area caught up in the forces generated by two large metropolitan areas and a Great Lake . The Township is greatly influenced by Toledo, Ohio, which is directly to the south; by Detroit and Monroe, to the north; and by Lake Erie, to the east. One concern in se1ting forth guidelines for development is to meet Township goals and needs while at the same time aiding the Township in fulfilling its regional role . Toledo is probably the most important regional force affecting Erie Township. The Township depends on Toledo to meet most of its shopping needs and to provide employment for its people . The Township is a member of the Toledo Metropolitan Council of Governments and is considered by the U.S. Census to be a part of the Toledo Standard Metropolitan Statistical Area. Toledo's influence also creates problems for the Township. Its growth pressures have spilled over into Erie Township, resulting in scattered residential development on land better suited for agriculture. Other development has occurred in the Lake Erie floodplain, causing serious problems during high water flood periods. Detroit is important to the Township primarily because it forms one end of a transportation corridor running through it connecting Detroit to Toledo . Three major highways, five railroads, and several gas and electric lines run across the Township diagonally from northeast to southwest cutting the Township into thin strips. Isolated from each other, their pattern is in opposition to east/west development, including the electrical transmission lines leading west of the Consumers Power Company generating station in Luna Pier . Strip development occurs along the major highways creating further problems for the Township . Lake Erie influences the Township especially during high water periods, when east winds cause lake water to flood land along the shoreline. 40 �1 ;' ;' __/' _ Lake Lake REGIONAL CONTEXT St.Clair Erie 41 �SOCIAL AND ECONOMIC TRENDS In order to plan for the future of Erie Township, an understanding of its past and present and the ways in which it is changing is necessary. This section examines Township history, growth trends and economic trends . Township History Erie Township is consistently characterized in history as a rural, lightly settled area. Agriculture and transportation have nearly always been important in the Township while trade and commerce have usually been insignificant At one time there was a chance that the Township might develop into a trading area, but the settling of a boundary dispute between Michigan and Ohio in 1835 dashed the hopes of local businessmen, and agriculture remained the dominant industry. Historical forces have also destined the Township to be severed by transportation corridors connecting Detroit and Toledo . Erie Township was first the home of the Wyandot Indians, a sub-group of the Huron tribe. French explorers arrived sometime after 1671 when France claimed all the territory around the Great Lakes and were followed by French settlers from Quebec. The French settled near Lake Erie and its tributary streams and depended on the lake and the lush, inland forest for their food and shelter. The French lost the area to the British in 1763 after the French and Indian War . The British in turn relinquished the area to the Americans during the American Revolution. About 1790, the first settlement on Bay Creek was formed. In 1827, Erie Township was officially created, one of the first five townships organized in Monroe County by an Act of Congress in that year. By 1828 there were 15 houses near where the railroad bridge now spans Bay Creek, and small areas of land were under cultivation . Farm fields became larger and larger as the years passed and as farmers in the Township discovered that the soil was rich and the growing season long; in fact, some of the finest agricultural land in the state was located here. There was a period in the early 1800's in which trade and commerce in the Township promised to become more important than farming. At that time there was an intense rivalry between Monroe and Toledo over which settlement would be the outlet for trade and commerce for the eastern Michigan territory. If Monroe had won this contest, it might have become a great trading center and nearby Erie Township might have shared in its commercial success. In 1835, however, the settlement of a boundary dispute between Ohio and Michigan gave all of Maumee Bay except Ottawa Bay to Ohio. Plans to build port and rail facilities in Monroe fell through and Erie Township remained rural in nature. 42 �.. ; ~ ... t~ !:.. i;:.~:~:. z,j § t.'?: :?i~ j >,! " f 'z. ~ ;l. ! ~:;7t~~~t:'··,.s { -~ ; .,~ "\ ..:.. ? 6 · • .....",_]fi:;,;r-z·:.:'.:~:;~: :--;:;::;'.";~.:.::.::=:JDI""'- .~ ,,t:·:~), ,.. - ·o '.)/ : -~~.•.• ~~e .. ~ . ':,;"••r ,lllV•uFJ ....... '\- 43 �Transportation, like agriculture, has always played an important role in Erie Township's history. Partly because of its marsh land lake shore, which posed problems for development, and partly because of its location between Monroe and Toledo, the Township has historically been segmented by ever-increasingly developed transportation routes. Historic trails became roads, and roads became high-speed expressways. Railroads came to the Township, then electric inter-urban tracks, and these coa lesced into the main line of the Penn Central Railroad . All of these transportation routes have run in a north/south direction across the Township dividing it and preventing development of any sizable dimension from occurring. Sometimes the interference with Township development was deliberate. In 1856, for instance, when the Detroit, Monroe and Toledo Railroad track was laid one mile east of the Township Center of Erie, the Michigan Central Railroad Company found the distance to be inconvenient and tried to establish a rival community adjacent to the tracks. They constructed a depot and named the spot Vienna, but nothing further developed on the site except for a combination hotel/tavern/warehouse, also built by the company. The Township Center originally "Bay Settlement" was named "Erie" in 1835. It contains the only significant concentration of development in the Township. Another built-up area, formerly a part of the Township, is now the City of Luna Pier. Incorporated in 1963, it is now governed separately from the Township. Historically, there has been a tendency for land holding to become concentrated in the Township. The State Department of Natural Resources owns a large amount of land in the State Game Area along the Lake Erie shore, and a private recreation club also owns a large parcel in this area. Consumers Power Company owns the Whiting Power Plant and the land under its transmission corridors; the C & 0 Railroad owns 900 acres where terminal facilities formerly existed; and some families who have been in the Township for several generations own large parcels of agricultural land. 44 ��Growth Trends For a land area immediately on the edge of a major metropolitan area, Erie Township remains surprisingly open and sparsely settled. Growth pressures from Toledo do exist, however, and they will have to be accommodated in the years ahead. Present population predictions call for Erie Township to experience slow but steady growth over the next several years. I nstal lat ion of sewers and other public utilities could cause this growth rate to increase dramatically . At present, a substantial concentration of development within the Township is in the Township Center of Erie. The rest of the Township is loosely settled with farms and homes scattered along roadways . There are also a few minor residential subdivisions off Telegraph Road and Dixie Highway, and within the "Lost Peninsula" extending from Toledo up into Michigan . The rate of population growth in the Township is low. The last census, in fact, indicated ·that Township population had declined to 4,494 from 5,546 in 1960. The decrease exists only on paper, however, in that it was caused by the separation of the City of Luna Pier from the Township in 1963. It probably conceals the slow growth that may have occurred between 1960 and 1970. A better indication of recent growth can be found in the recent levels of residential construction in the Township: 1970 1971 1972 1973 16 37 28 30 dwelling dwelling dwelling dwelling units built units built units built units built This slow but steady growth is expected to continue, according to population predictions of the Toledo Metropolitan Area Council of Governments (TMACOG) and the Southeast Michigan Council of Governments (SEMCOG). The TMACOG projections are as follows : 1975 1980 5,514 people 5,854 people 35 dwelling units built per year 20 dwelling units built per year Township population growth has already created a population level in 1970 which exceeds the SEMCOG prediction for 1975. Growth rates are likely to increase even more once public sanitary sewers are installed in the Township . Sewers usually increase the subdivision of land, thus creating a greater number of building sites, usually of small size . These smaller sites can be developed more easily with conventional financing and become more attractive to new families. The General Development Plan must be sufficiently flexible to accommodate different rates of growth in the Township . 46 .... �As th e Town ship grows, it will also be necessary to guide its development to meet the needs of more types of people. Differences in income level, occupation, and language now exist among Township residents . As the Township grows, it will be necessary to meet these needs. "'0z "'a:UJ 0. 10,000, 000 9, 000,000 8,000,000 7, 000, 000 - ~ 6,000, 000 r 5,000,000 4,000,000 u.. 0 3,000,000 - .,,,,,.. ,....... - 2,000, 000 a: UJ a, :;; :::, z l, 000,000 900, 000 800, 000 700,000 600,000 S00,000 ◄ 00,000 300, 000 200,000 MO~ ROE COL INTY 100, 000 90,000 80,000 70,000 -- L..-- -- ·- :_- --- - f-- 60,000 ,o.ooo 40, 000 I/' - - BElFOF D UI BAN ZED AR• •·· ... --:;;.. - ~/ 30, 000 20.000 10. 000 ~ 0 ;;: ---- 0 M 0 N -- - --. -- E.RIE T0' ~~ !f..- 0 0 0 0 0 0 ~ ~ Source: Bureau of the Cenw1 ERIE TOWNSHIP POPULATION CHANGE Estimate 1: Monroe County Plann ing Commission, 1974 •1oss o f population due to Luna Pier detachment ""includes Bedford, Erie and Whiteford townships 47 �Economic Trends For a variety of reasons, Erie Township is unlikely to experience much commercial or industrial growth in the near future. The Township's small population and the nearby presence of industrial and commercial areas in Toledo and Monroe, are likely to combine to limit its economic growth. Township industrial activity is currently quite limited, even though the Township is located in a transportation corridor between Toledo and Detroit and has access to both highway and rail facilities. There are 1,517 acres of land in the Township which are zoned for industrial development but little development has actua lly occurred here. A unique parcel, unique because of its large size, is located along the C & 0 Railroad. The reason lies partly in the Township's lack of a public sanitary sewer system. Also, the existence of a better tax base just across the state line in Ohio makes industrial prospects in Erie unattractive. There are 1,200 acres of vacant industrial land composed of many separate parcels in Toledo waiting to be developed, and this competition is likely to limit Erie Township industrial development for several years to come. The future of commercial development in the Township is similarly limited. There is evidence that Toledo and Monroe now meet, and will continue to meet, most of the major shopping needs of Erie Township residents . In 1970, the U.S. Census reported that, of 2,005 workers living in Erie Township, 1,029 worked in the Toledo-Lucas County, Ohio area, while 771 were employed in Monroe County. Thus, over half the workers living in the Township work outside of it and, likely, shop outside of it as well. People who work in Toledo or the City of Monroe are particularly liable to do their "comparison" shopping in these metropolitan centers. ("Comparison" shopping is for relatively expensive goods, in which different brands and prices are normally "compared.") To a lesser extent, Erie Township workers are also likely to do their grocery and "convenience" shopping in the big cities, and this situation is not likely to change. The construction of two new major shopping centers in the north part of Toledo is now pending. It can be anticipated that they will take additional business potential away from Erie Township. A demand for neighborhood shopping facilities in the Township exists but is already relatively well satisfied. The 1,433 families identified in the 1970 census as living in Erie Township will support approximately 28,000 square feet of convenience shopping facilities consuming four acres of land for parking and circulation areas, and landscaping, as well as floor space in the stores. In 1973, there were approximately 15 acres of commercially zoned land being used in the Township, 11 acres more than the Township population should be able to continuously support. As the Township population grows, there may be a need for some commercial expansion in specific areas. Also, the need for commercial facilities to serve the regional highways which pass through the Township will continue; current commercial development, in fact, is largely oriented to Telegraph Road and Dixie Highway. In total, however, there is little to indicate that Erie Township will attract any major commercial activity in the near future. 48 �What is the financial capability of the Township to meet its needs? The total receipts in the Township General Fund have been increasing faster than inflation . Most of this increase has been the result of increasing Federal and State shared revenues particularly sales tax diversion and the State income tax. An increase in the property tax also added to this addition in Township revenues as has Federal revenue sharing funds. Year 1964-65 1965-66 1966-67 1967-68 1968-69 1969-70 1970-71 1971-72 1972-73 1973-74 Amount $ 45,889.76 $ 88,704.59 $ 63,728.06 $ 70,274.00 $ 96,692.00 $117,372.55 $11 7,401 .51 $125,304.48 $146,816.37 $163,640.05 The main debt of the Township is the water system program approved for the $290,000 .00 bond issue of January 1, 1973. The debt retirement program for that bond issue follows on Page 50. A review of the general fund budget for the past several years indicates that the major capital improvements have been road improvements, fire and park projects. The retirement of the water bonds now becomes an important debt. The use of bonding as a part of the capital improvements program should be limited to non-recurring expenditures of substantial cost. Bond financing most often adds 40 to 100 percent to the cost of the project. A general rule of thumb , admittedly conservative, is that the ratio of ten percent indebtedness to full taxable value of the Township should prevail. In 1973, ten percent ·of the property tax assessment of $19,236,298.00 was $192,363.00. Of course, the use of the full-faith and credit of Monroe County will have the effect of increasing the amount of bonded indebtedness that is reasonable. Obviously a high priority should be given to trunk line sewers to serve the Township Center and the Halfway Creek community. Local assessments and tap-in fees, federal and state funds should be considered for financing these sanitary sewers. 49 �The policy of the Township particularly where allocation of the shared revenues are made can have a major and determining effect upon the growth and development of the Township. In 1973, the shared revenues of the Township from Federal revenue-sharing funds, State sales tax diversion and State income tax totaled more than $75,000.00. If in the future some of these funds are allocated for sanitary sewers, this allocation will be a major determination in the increase of population and commerce in the Township . SCHEDULE OF PRINCIPAL AND INTEREST Requirements January 1, 1973 Bond Issue for Construction of Water Laterals within Erie Township Fiscal Year Interest Due July 1 1973-74 1974-75 1975-76 1976-77 1977-78 1978-79 1979-80 1980-81 1981-82 1982-83 1983-84 1984-85 1985-86 Principal Due January 1 *$ 6,075.00 * 6,075.00 5,775.00 5,275.00 4,775.00 4,275.00 3,775.00 3,243.75 2,712.50 2,181.25 1,650.00 1,112.50 562.50 *$ 6,075.00 5,775.00 5,275.00 4,775.00 4,275.00 3,775.00 3,243 .75 2,712.50 2,181.25 1,650.00 1,112.50 562.50 $47,487.50 $41,412.50 Annual Requirements July 1 $ 15,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 25,000.00 $ 12,150.00 26,850.00 36,050.00 35,050.00 34,050.00 33,050 .00 32,018.75 30,956 .25 29,893 .75 28,831 .25 27,762.50 26,675.00 25,562.50 $290,000.00 $378,900.00 *Funds have been set aside from the proceeds of the bond sale, and are in the custody of the Monroe County Drain Commission to pay the first three interest payments totaling $18,225.00. 50 Source: Carlton, Longmuir, Cooley and Hehl, Report of Examination, fiscal period ended March 20, 1973, Erie Township, Monroe County, Michigan. �AGRICULTURE IN ERIE TOWNSHIP Agriculture enjoys a special significance in Erie Township. Productive soils, a long growing season, and the general availability of water in the Township make its farmland some of the best in Michigan and, in fact, in the world. In 1973, land in neighboring LaSalle Township produced that year's world record ~orn crop: 306.6 bushels per acre. While Erie Township has not produced any world records, its farmland is very similar to that in LaSalle Township, and must be ranked among the best. The richness of Township farmland is in itself reason for it to be preserved. Additionally, the preservation of farming as a way of li'fe in Erie Township is an important goal of the community. Also, farmland demands fewer Township services than residential developments do. When agricultural land is developed into home sites, demand for increased government services are usually followed by tax increases, but the ratio of increased tax monies to the cost of services usually decreases. Thus the Township may have to spend more money to serve new residential development than such development will generate in taxes. It has been argued that agricultural land should be subdivided, especially along the mile roads, but this argument ignores the increased costs the Township would experience in providing services to the new subdivisions. Also, other land less well suited for agriculture or adjacent to developed areas would be better developed than the Township's valuable farmland. As was noted in the description of the General Development Plan, the Michigan Legislature has established tax incentives for farmers who wish to preserve their land for agriculture rather than permit its development for commercial, residential or other uses. The Township will want to encourage farmers to take advantage of these tax incentives. 51 �THE NATURAL ENVIRONMENT The natural environment of Erie Township sets some real limitations on the amount and kind of development that it can accomodate . Land in much of the Township is unsuitable for septic tank operation because of low soil permeability and high groundwater tables, and in some places there is a danger of septic tanks polluting bedrock aquifers. Organic soils along the Lake Erie shoreline also have low load-bearing capacities that make building foundations difficult and expensive . The land's capacity for development, then, is not great. Lake Erie also limits development in the Township . Large areas along the shore line are subject to periodic flooding and flood hazards exist along some of the creeks and streams in the Township as well . Flooding, sedimentation, and pollution in these areas may become worse as development occurs upstream . The Township's supply of groundwater is limited - and endangered. Extensive development and well drilling on the edge of Toledo has caused the groundwater level to decline . Furthermore, the quality of the groundwater is not good in the Township; dissolved minerals, odors, and pollution make it difficult to use without extensive treatment . Pollution of the groundwater supply will increase if septic tanks continue to be installed in inappropriate soils. As previously discussed, the Erie Township environment is an excellent one for farming. The glacial soils are rich and fertile, rainfall is adequate, and the nearness of Lake Erie temper the climate and extends the growing season . Thus, the natural environment presents Erie Township with some benefits as well as some problems. For survey purposes, the natural environment of the Township can be subdivided into a number of natural systems : climate, geology, topography, hydrology, soils, and vegetation. Following descriptions of each individual element, the composite patterns they form together is reviewed. 52 �53 �Climate Erie Township's climate is highly favorable for agriculture, due in part to the Township's proximity to the western end of Lake Erie . This relationship has its disadvantages, too, however. Strong easterly winds during the winter sometimes cause the lake to flood Township land. Development plans of Erie Township need to recognize both the disadvantages and the advantages of the local climate. Erie Township's climate is humid and continental, with a winter season longer than the summer. Precipitation is usually adequate for growing crops, although a severe one-month drought is experienced during one year out of every ten. With an average of 32 inches annually, the precipitation is fairly well distributed throughout the year, with 60% of it coming in the crop-growing period between May and October. During this season, however, cro_ps require up to 96% more water than they receive naturally in the form of precipitation . This means that crops draw on water stored in the soil from snowfalls . About 31 inches of snow - the lowest total snowfall in Michigan - falls in the average year with the total for any one year ranging from 10 inches to 46 inches. Most Of the precipitation in the warm season comes in the form of showers and thundershowers. The Township suffers occassionally from tornadoes, hail, sleet, and ice storms, but these have rarely caused much damage. Lake breezes are generated where the land meets the water, carrying the lake's influence inland and making the climate milder. As a result, the first fall frost comes a week later to Erie Township than it does to more inland locations. The average growing season is 165 to 170 days, longer than any other growing season in Michigan with the exception of the Benton Harbor region . Occasionally, there are temperature extremes in the Township, with temperatures recorded at Monroe having ranged from 106°F to -21 OF. Still, these extremes are the exceptions rather than the rule . Thus, although 78% of the minimum November through March temperatures will be 32°F or below, only four days per year on the average will have temperatures below o°F . Usually the lake tempers the climate and makes it more comfortable . The lake in combination with the climate occasionally creates serious conditions for Erie Township when the winds are from other than their prevailing westwardly direction. In the winter, when cyclonic storms follow their usual route across the Great Lakes, strong easterly winds may prevail for several days increasing Lake Erie's climatic influence. If water in the lake is already high, strong easterly winds can cause severe flooding to Township lands lying in the Lake Erie floodplain. 54 �Topography Erie Township is characterized by flat featureless topography . Sediments deposited by glacial lakes covering the entire Township at the end of the last ice age produced the near ly f lat landscape we see today . The highest point in the northwest corner of the Township is about 640 feet above sea level, only 65 feet about Lake Erie. Th is produces a gradient of about 12-1/2 feet per mile, a slope of only 0.2% in the Township. The name of Flat Creek, a Township stream, reflects the flatness of the landscape that makes parts of the Township somewhat visually monotonous. 55 �Geology Geology. of the Township, when considered in detail, is complicated. Only certain geological facts, however, are of significance to this planning survey: t..>¥e GLACIAL- L ~\ DeA:?SIT5 a. The bedrock underlying the Township comes closer to the surface as one travels from the southeast to the northwest In the northwest corner of the Township, the bedrock is very near to the surface, even exposed on occasion, indicating places where foundation and sewer pipe installation is restricted. b. In places where the bedrock is close to the surface, the groundwater level is also near. There are places in the northwest corner of the Township where septic tanks should not be permitted because they would drain almost directly into the groundwater, polluting it and possibly creating health hazards for people with wells in other parts of the Township. c. The bedrock surface is very irregular . This means that even where it is close to the surface as in the northwest corner, there are areas in which development can be permitted and other areas where it cannot. d. Much of the soil in the Township was formed from clay deposited by the glaciers at the end of the last ice age. On the surface , this clay has been re-worked into good agricultural soil, but underneath it forms a stiff, water-tight layer or "hard-pan," covering the bedrock and creating poor drainage conditions. A~ e. Some of the bedrock in the Township is similar to bedrock in other parts of Michigan in which oil and gas deposits have been found. So far, however, no such deposits have been located in Erie Township. Some oil and gas deposits occur in the Bass Island dolomites in neighboring Bedford Township. -..e f. The Bass Island dolomites have been quarried in other parts of Monroe County and may be of some value to Erie Township . Because they are fairly close to the surface in the northwest part of the Township and, since they can break down easily in water, they also pose problems for construction and waste disposal in that area. g. One of the most noticeable products of the glaciers is the "beach ridge" in the northwest part of the Township. Formed by Lake Algonquin, an ice age predecessor of Lake Erie, it is important to the Township because it provides some topographical relief and visual contrast to an otherwise level landscape. A more technical discussion of Erie Township geology is given in Section A of the Appendix. 56 �Hydrology Erie Township is crossed by a number of streams, some natural and others artificially created for drainage purposes. They separate and help give identity to different land units in the Township and offer opportunity for passive recreation. But some streams present danger of flooding to adjacent residential development. The streams can be classified into three types for planning purposes: 1. Most Significant have largest watersheds have largest channel sizes and flows water flows year-round, or nearly year-round have greatest conservation and scenery potential 2. Secondary mostly tributaries to Class 1 (Most Significant) streams similar to Class 1 streams, but less significant in each respect 3. Minor ditch-like, least significant water flows only occasionally have least conservation, scenery, and multiple-use potential The Most Significant streams are those with the greatest potential for park space along their banks. Because Halfway Creek is almost large enough to be a bay of Lake Erie, it is considered more significant than other Township streams. The watersheds of Class 1 streams are located largely within Bedford Township. Since the upper reaches of the streams are most sensitive to pollution and impact from incorrect land uses, water quality in Erie Township will depend to a large extent on controls in Bedford Township. Many development problems in the Township involve water, in one way or another. Four kinds of water-related problems facing Erie Township are those related to flooding, those related to drainage, those related to groundwater availability, and those related to pollution. Flooding, of course, has recently been a serious problem for Township residents. Nearly all of the Township east of 1-75 lies in the Lake Erie floodplain which was subject to severe flooding during several recent winters. It is not determinable how frequentl y this area is 1,kely to be flooded, but the combination of a high water level and easterly winds produce conditions favorable for ~ ' """"""'° "'-"""" "'""""""° -rwr (lt.a/•'Vt-Y ~11'~/{5 ,t, f'«tffl0 57 �flooding. Records indicate that high water levels have occurred several times in Lake Erie since 1800. In 1952, for instance, lake levels were almost as high as those of the past several years. The hydrology map shows just how extensive the Lake Erie floodplain is. Drawn on the basis of information obtained during recent flooding, it reflects observations of the high water and flotsam lines during the flooding of November, 1972, aerial photographs of high water levels near the end of April , 1973, and direct field observation of the high water level on March 12, 1974. The map, then, indicates where flooding has occurred before and where it could very well occur again. The Lake Erie floodplain is not the only area in the Township subject to flooding. A storm drainage report prepared by the Lucas County (Ohio) Engineer indicates that some of the streams in Erie Township are also unable to hold the runoff from a 10-year frequency storm. Because Erie Township is so flat, these streams do not have much extra storage capacity or even a very well-defined floodplain. During severe storms and during high water periods on Lake Erie, these streams are likely to overflow their banks. The estimated water levels of Halfway Creek and the Ottawa River during particular storm frequencies are shown on the hydrology map . Drainage, generally poor in the area, is also a problem for much of Erie Township and limits its development potential. Septic tanks in many parts of the Township are fairly likely to back up during the wet season, creating a public health hazard for people who depend on them . At one time, portions of the Township drained so poorly that they were part of a vast wetland system extending through parts of Michigan, Indiana, Ohio and Ontario. The construction of artificial drains, the drilling of drainage wells and the modifications of existing streams provided most of the Township with sufficient drainage to make agricultural development possible. Now most of the wetland system is gone, replaced by farmland. The areas near Lake Erie, however, are still part of a poorly-drained wetland system and other wetland areas exist in areas of poor drainage. Groundwater availability from glacial deposits in the Township is limited. The soil in many parts of the Township is very thin, with bedrock only a few feet below the surface, and much of the area is covered with a "hard-pan." Both these factors limit the availability of groundwater. There are confined sand and gravel aquifers in Monroe County. In places these are tapped by wells, generally in areas above the bedrock "valleys" where the glacial drift (material deposited by glaciers) is thick. Several areas of thick glacia l drift occur in Erie Township, but their potential for wells is unknown. The sandy areas in the northwest.corner of the Township support a few shallow wells but have limited ability to store water because there is always a danger of lowering the water table; additional wells are probably not desirable. 58 �- .1 MAN-MADE DIKE OPEN WATER MOST SIGNIFICANT WAh:RCOl.11:SES SWAMP/ MAASH SECONDARY WATBlCOURSES lAKE fLOOOPLAtN MINOR WATERCOLRSES HALF WAY CREEK - ESTIMATED SURFACE 10 YR. STORM OTTAWA RIVER - ESTIMATED SUlfACE 25 YR. STORM HYDROLOGY ~ 59 �The sandy areas of the Township may have another use, however, as groundwater recharge areas for the rest of the Township. The evidence for this is twofold. First, the sandy areas are in the northwest corner of the Township, where subsurface water flows generally from northwest to southeast. Second, large artesian springs issue from the bedrock in places such as a large spring located on the Erie Shooting and Fishing Club property, suggesting that cavernous conditions exist in the carbonate layers and that these layers are fairly permeable. If the sandy areas connect to the carbonate strata, they may serve as conduits which guide precipitation into groundwater aquifers. If this is the case, great care should be taken to prevent contamination of the groundwater resource through these recharge areas. Groundwater from bedrock aquifers in Monroe County is already too highly mineralized for public or domestic use without extensive treatment, and further deterioration of groundwater quality would be unfortunate. Township water has a disolved solids content of more than 1,000 parts per million, usually increasing with depth. Groundwater from dolomite deposits also tends to contain hydrogen sulfide, giving it a disagreeable odor. Some impairment of groundwater supplies at the Hagman Road landfil I site has been reported (Earthview, Inc., 1973). Unfortunately, what groundwater the Township has is in some danger of being used up . The water pressure level in the Township drops dramatically from the northwest to the southeast, creating a water pressure "depression" in the southeast part of the Township. This depression exists because suburban developments in that area and high-yield wells in Toledo are removing a lot of water from the groundwater table. Even more importantly, a downward flow of near-surface to bedrock groundwater exists in most of the Township making surface contamination of groundwater possible. Pollution already exists in Erie Township: 1973 measurements by the Michigan Water Resources Commission show that the water quality of Halfway, Silver and Shantee Creeks does not meet State standards for total body contact or for warm water fish habitats. Halfway Creek has too much fecal coliform, suspended solids and nitrate nitrogen to meet State standards; other streams have additional problems. The pollutants identified so far are typical runoff pollutants, and it is likely that most Township streams are somewhat polluted by agricultural and roadside runoff. Pllii'U>Mla!ife.lC. WA11"'2- ~li"i- MAP (~IAN) CONiDllR.. l ~ A L - (/MtfJLA 19~ ) 60 L 10 ~ Lake Erie, of course, suffers from much worse pollution. A 1965 U.S. Public Health Service Report examined the vast amounts of pollutants being dumped into the lake by the Detroit, Raisin, and Huron Rivers, numerous creeks, and unsewered shore line homes. In 1965, this pollution made hazardous all forms of water contact sports near the mouth of the Detroit River, and other pollution sources made nearby lakes unsafe at times as well. How much of this pollution ?ffects the Erie Township lakeshore is not known. It seems likely, however, that lake-borne pollutants reach the area when the wind is from the north. Southerly winds may also cause pollutants from Toledo to affect the Township lake shore as well. �Soils Soils in Erie Township were deposited by glacial lakes during the last ice age. These soils are generally good for agriculture but not for development. Clay and silt soils in the Township have poor permeability and poor drainage; organic soils have poor land bearing capacities in addition to poor drainage. Still other soils are sufficiently permeable but, due to high water tables, provide septic systems with no drainage. Even in the sandy northwest corner of the Township, only about 30% of the land is suitable for septic tanks. Most of the Township lies east and southeast of a beach ridge and is covered by clayey and silty soils, while sandy soils exist northwest of it. Organic soils and alluvium (material deposited by rivers and streams) occur along some of the streams and in wetland areas next to Lake Erie . The sandy soils northwest of the beach ridge are the only ones in the Township fully suitable for septic tanks. Water tends to percolate rapidly through them, with rates of percolation ranging from 24 minutes per inch to as fast as six minutes per inch. Still, not all of these soils are suitable for septic systems. In some places, where bedrock lies within three feet of the soil surface, percolation may actually be too fast, all-owing contaminants to flow into the groundwater without adequate filtration. In other places, where water tables are too close to the surface, percolation rates are appropriate but the sewage simply has no place to go. The Granby loamy fine sand, for instance, has a percolation rate of six to 12 minutes per inch, but it occurs where the water table is at or near the surface unless artifically drained. Many tile drains in the Township help maintain a lowered water table and minimize the area in which this problem exists. Southeast of the beach ridge, and cover ing much of the Township, is a zone of clayey and silty soils with the most important, the Lenawee silty clay loam and the Del Ray silt loam, having a high silt and clay content and poor permeability. Percolation rates vary from moderately slow (24-62 minutes per inch) in the upper layers to slow (24-300 minutes per inch) in the lower layers. These soils also have poor surface drainage and a water table which is near the surface for at least part of the year. The other soils in the clayer/silty zone have severe limitations for septic systems, according to Soil Conservation Service evaluations, because of slow percolation rates and seasonally high water tables . Also, they genera ll y have fair to poor load bearing capacities and are subject to frost heave and cracking. All in all, the clayey/silty zone is less than ideal for constructior;i and development. The organic and alluvial soils which exist in the Lake Erie floodplain and along the sides of streams are also poor for development. Subject to flooding and with water tables at or near the surface, they are especially unsuited for septic disposal systems. 61 �I I L ' 0 8 -2"'to6%slopm ' 1,0t11Cun,;,llorca1oflhe10,oih""')'havc1!opc,1of l"uff)o.,2'1,. 10 mol'YI 11 0:,1(..,lllefinc,.,nd 13 Slovnlloa"' 14 0..1 Roy,ih IOOff! 15 fuhon1ilt loom 16 Todrow loamy:.and 18 Granby loamy finotond 19 SolfridgiJ loamytond 21 lcnowcc ,iltydoy loam 22 Pcwomo cloy loom C«unna10n:ly loam llountclayloa,n &lounl cloy loam {$hallow vcrrionl ) 24 75 26 27 ...... 28 Kibble very fine t<Jndy loam 29 Colwood loom JO Sloon loom 31 madolond 33 JS CltCO,,O!ed,af"G$ J6 ◄I I 62 SOILS borrowpl~ Gronby,...n:I, loamy1ubsolt Me1oa SOl'ld, coi:,...., wbsoil I -----·- �'V - ,OSSl3l.E GEDltOCt- wilt,in ,o- o: -'oc• SU ITABLEFOlt SEPTIC LAND CAP.4.IILlfY Cl.ASS Thocopc,bility clos1ifl,;o1l.,,.i,09roupingol>O<h ihal.hoWt.inogc"'°,ol...,yhowwilabl,;o~yorc fotfflOltkindsoflom,lt19. Thttosoil,c.,,.IOinfow«notimitotio...lo,rorm ..,c . ThoycMlh.sofolycuht...., ,edyoorlywirhour ony,~loltreah'nonttocontroln;noflotcon"'r,c the.oil. Tho.o,oll,hc,.,oli,..;,01ion,lhotr-.ducc,t+lachoicc of plant, or require,,_ ConMINO!ion proc;tico,, b,,,tth<tlimito•iorn.orofowc,ndrheproc1lco•cosy toapply. Clo•lc,r,dllM»l 1 orwinhc,..,1lyP>C!be!11wihf.,. ogrlculh.no. SOILS SUMMARY ------ 63 �Unfortunately, the unsuitability of many Township soils for septic tank systems has not prevent~d their installation. Monroe County Health Department regulations require that no septic tank system be installed where maximum groundwater levels or surface flooding would adversely affect the operation of the system - but they apparently have not been fully enforced. The Department allows septic sy$tems in soils with percolation rates as slow as 30 minutes per inch. In clay soils with slower percolation rates, the health officer is empowered to determine what methods, if any, can be employed to satisfy the intent of the ordinance. In other words, septic tanks have been (and may be) legally installed in areas with severe soil limitations with special filter bed materials. In planning for future development, the Township may wish to establish more restrictive regulations concerning septic systems. Development guidelines for the Township should also recognize the richness of its clayey and silty soils, many of which have been classified by the Soil Conservation Service as having Class I or Class II agricultural suitability . Vegetation Only scattered remnants of the thick forest that once covered Erie Township now exist, as woodlots in the northwest section of the Township and in long strips along the Lake Erie shore line. Orchards planted by early settlers also dot the northwest zone. Because so few natural wooded areas remain, they should be treated as a valuable resource. In addition to enhancing the Township's visual appearance, woodlots in the northwest part of the Township reduce the amount of runoff that would otherwise occur in this area thus increasing the potential recharge of groundwater in sandy areas and adding to the Township's groundwater resources. Vegetation, especially in the large woodlots, also provides shelter for wildlife. In order to maximize this value, the Township should maintain the relative isolation provided by the larger woodlots as well as linkage between the woodlots and other vegetation masses and water. Stretches of scrub vegetation along drainage ditches and small streams can serve this function as well as to stabilize the banks of streams and ditches. Maintenance of these woodlots can be encouraged by reducing taxes and developing a management program with the help of the State forestor. A more technical discussion of Erie Township community vegetation types can be found in Section B of the Appendix. 64 �y of LUNA PIER m~,s Plant LAKE t-a ERIE North ea,,_ _,.v PLANO WOODS - Oo1/Hickory -II Ill •, - TRA N.SITlONAt/MIXEO WOOD FlOODPlAIN/W S - Ook/Hld«><y/Mopl,vCotto,, IV. SWAMP/MARSH _V, ETLAND WOODS - Will wood ow/Mop1e/Co11o~ O:KHAR0S ~ 1 Mlle 65 �Natural Environment Overview Natural systems exist only in relation to each other . Soils, topography, hydrology and vegetation interact on each other and together they affect the environment and its capacity for development . These larger patterns of composite natural systems are even more significant than their individual components. Sandy soils, better drainage conditions, upland vegetation, and a slightly rising topography all occur together in the northwest corner of the Township, separated from the remainder by a glacial beach ridge (Zone I) . Similarly, organic soils, marshland and floodplain vegetation, flooding, and high water tables all occur in the Lake Erie floodplain (Zone Ill). Still a third cluster of natural characteristics defines a broad zone in the center of the Township (Zone I IA and 11 B). This arrangement of natural features suggests some possible development patterns for Erie Township that follow nature and make beneficial use of it rather than conflict with it. These patterns form the basis for the Landscape Zones discussed in the General Development Plan and tie in with patterns in the human environment. 66 �l THE HUMAN ENVIRONMENT The existing man-built environment, like the natural environment, has both negative and positive features having implication upon development in Erie Township. Several features of the man-built environment in Erie Township are: transportation facilities, utilities, schools, parks, and other local government facilities. Transportation Facilities Regional transportation corridors cut Erie Township into a series of north/south strips opposing a Township goal to encourage more east/west development. Planning for the Township will need to counteract this problem. The major highways in the Township also tend to delinerate the different natural areas. Telegraph Road, for instance, separates the northwest corner of the Township with its unique natural systems from the rest of the Township. Similarly, 1-75 forms a boundary to the Lake Erie floodplain which differs in soil type, drainage and vegetation from the rest of the Township. The most important highways in Erie Township, of course, are Dixie Highway, Telegraph Road, and 1-75. Dixie Highway, historically the first and most important route through the Township, is now third in importance, serving mostly as a local collector route between Toledo and Monroe. Telegraph Road is more significant than Dixie Highway but less than 1-75, the primary route carrying traffic between Detroit and Toledo. The construction of the 1-75 Expressway has caused an interesting change in the Township. It has shifted regional traffic from Telegraph Road, on the Township's western edge, to its eastern edge along the Lake Erie floodplain . This signals a major adjustment in the physical structure of the Township that could allow the development of an east/west corridor between Telegraph and 1-75, th.us helping to achieve a Township community goal. The current improvements to the 1-75 freeway will not change the accessibility pattern within the Township but will improve the safety of the Luna Pier/Erie/Summit Street interchanges. A major roadway change being made, however, that will affect Erie Township aevelopment involves Alexis Road in Toledo, beyond the Township's boundary line. Alexis Road is presently being extended and provided with an interchange with 1-75 providing industrial traffic in Toledo with direct access to the freeway. This should reduce the impact of such traffic on Erie Township and strengthen the basis for industrial expansion in Bedford Township and the southwestern portion of Erie Township. 67 �Railroads in the Township run parallel to the major highways. The Chesapeake and Ohio Railroad runs along the eastern edge of Telegraph Road while the Detroit, Toledo and Shoreline Railroad, the Michigan Central, and the Penn Central lie between Dixie Highway and 1-75. East/west travel in Erie Township is basically dependent on Luna Pier Road (M-151) and Erie Road in the north, and on Sterns Road in the south. These roads may undergo changes in the near future. Improved east/west routes across the northern part of the Toledo urbanized area are needed and although no specific plans have been drawn up, Luna Pier Road and Sterns Road can be expected to assume more important roles in the regional traffic pattern between U.S. 23 and 1-75. North/south travel in the Township is supplemented by Summit Street and Suder Avenue, which provide additional access to Toledo. 68 Regional Transportation Corridors �RAUCH RO. HIG~AY INTS:CHANGE 1-7S INTERSTATE HIGHWAY U,S, HIGHWAYS COUNTY PRIMA.RIES PAVED LOO.L RO,.OS PA VED - - LINPAVEO •OADWAYS WHICH PERMIT A H1GH OEGftff OF VISL"'l ACCESS TO THE PREDOMINANT CHAAACTERISllCS Of THE AREA OU£ TO ITS POSITION ROADWAYS WITH PREDOMINANT &AARIER CHARACTERISTICS ROADS WITH LINKING CHAAACTERISTICS PIUMARY EAST/WEST CONNECTO!!S LOCAL APPROACH ZONES PREDOMINANT APPROACH ZONES PROPOSED ROAD CONNECTION TO COMPUTE A COMMITTED DIRECTION OF MOVE- MENT LAKE ERIE Nori/I Al-~~ Boy -~~~TRANSPORTATION �Utilities At the present time, Erie Township has inadequate water service and no public sanitary sewer service. Because of natural limitations on septic systems in the Township, it is particularly important that the Township acquire sewer service, if development is to occur here in any magnitude. Sewage treatment facilities exist in the general area around the Township. A municipal treatment plant is located in the City of Luna Pier, to the northeast, and Monroe County maintains a treatment plant in Bedford Township to the southwest . There is also a water line that runs through the Township beginning in Bedford Township, running along Dixie Highway to Co-151 (Luna Pier Road), and along Co-151 to serve the City of Luna Pier . The possibility of using these regional facilities to provide water and sewer service for Erie Township has been documented in The Comprehensive Plan for Water and Sewage Development, proposed by Finkbeiner, Pettis & Strout, Ltd. Existing sewage treatment facilities provide the basis for two basic development districts; one district, in the southwestern portion of the Township tied into the Bedford Township treatment plant and the other, in the north central part forming an east/west development district served by the Luna Pier facility . Although water lines and sewers are the utilities of interest to this basis for the plan, there are also other utility lines in Erie Township. The electric transmission lines leaving the Consumers Power Company's Whiting Power Plant, for instance, have a visual impact on the Township which, together with several gas lines, cut across the Township and divide it into segregated land units, having an effect like that of the regional highways. Like the highways, these utility lines serve regional rather than Township needs. Schools Township educational needs are served by the Mason Consolidated School District, encompassing all of Erie Township, the City of Luna Pier and part of LaSalle Township. The District provides excellent facilities, including a high/junior high/elementary school complex at Luna Pier Road and Dixie Highway, and other elementary schools at Suder Avenue and Benore Road and in the City of Luna Pier. Another elementary school is located in LaSalle Township As the Township grows, however, more educational facilities will have to be provided. These can fit onto land already owned by the school district. The sites at Luna Pier Road and Dixie Highway, and at Suder Avenue and Benore Road, are well located and large enough to permit expansion. 70 �m Sewage Treatment -···- Electric - ··- Buried Telephone Cable - · - Gas-Local - - Existing Water Line --- Proposed Water Line -·-UTILITIES 71 �Parks Erie Township contains three park areas: Maplewood, a park in the residential area of the Township Center of Erie; South Erie Park, an undeveloped park along the banks of the Rapideau Drain; and a park development connected to the Mason school complex. Together, these areas provide Erie Township with 19.5 acres of recreation space, according to the Monroe County Recreational Land Acreage Survey. This is far less than the 35.5 acres per 4,500 people called for by general recreation planning guidelines. Because Erie Township's population has grown since the 1970 census count of 4,494, more park and recreation land is needed. Other Local Government Facilities Local government facilities are inadequate in several respects and will need to be expanded if the Township is to serve its slowly growing population . It is expected that future needs wi!I be greatest for public safety facilities (police and fire department) and for the maintenance of streets and utility systems. These facilities should be placed in the two basic development districts located around sewer lines. At present, local government facilities such as the Township Hall, the fire station and the library are located within the Township Center of Erie. A second fire station is located on Morin Point. The Township Hall and the fire station do not have adequate parking and therefore contribute to congestion on nearby streets. Even though land has recently been acquired for parking facilities around the Township Hall, additional land should be purchased for this purpose. An analysis of library needs in the "Comprehensive Development Plan for the Monroe County Region" indicates that the present library is inadequate in space and size of staff. Expansion should therefore be planned. The second fire station on Morin Point is not well located for serving the southern part of the Township. It is too small to p'rovide the service that will be needed as the area becomes more developed and its location in the floodway of Lake Erie is subject to periodic flooding. The Township should program a new fire station in a new location. 72 �TY of LUNA PIER I I I suMtr~ .-Pion! I LAKE ERIE \ • \I I COMMITTED DEVELOPMENT PRIME AGRICULTURE RECREATION/ OPEN SPACE - PRIMARY CIRCULATION ➔ LOCAL APPROACH ROUTES L _v RECREATION / OPEN SPACE SYSTEMS 1 Miie :s 73 �THREE POSSIBLE DEVELOPMENT STRATEGIES Based upon the regional context of Erie Township, its community goals, social and economic trends, and the natural and man-made environments, three alternative ways to guide Erie Township development were considered during the planning process . Although these were eventually combined into a single General Development Plan, as circumstances change, the particular mix of ideas that make up the General Development Plan may no longer be appropriate and the Township may wish to shift the emphasis to one development concern . The three develop mer.it alternatives are the corridor development, the east/west centroid, and the cluster pattern. All three recommend low density residential development in the Township's northwest corner and for preservation of the shoreland/wetland area in the Lake Erie floodplain. Their differences center around Landscape Zone 11. The Corridor Development The corridor development takes advantage of the strong corridor structure of the Township. It would conform to past zoning practices allowing strip development along highways. The difficulty of this type of development is the inefficiencies it creates. Sewer lines have to stretch long distances to serve all the development along the highway corridor and fire engines and police cars need to travel longer distances to get to their destinations. Because development depends on the location of highways, new interchanges would have an unpredictable effect upon it. The East/West Centroid This alternative recognizes the restructuring of regional accessibility brought about by the 1-75 expressway and the change of development pressures it brings to the Township. In a regional sense, 1-75 maintains the pattern of north/south transportation corridors, but in Erie Township it establishes a counter-force . By taking advantage of the interchanges at Luna Pier Road and Erie Road, and by controlling the flow of traffic between 1-75 and Telegraph Road, the Township can establish an east/west development pattern. The Cluster Pattern This development alternative clusters development around places where it already exists: the Township Center of Erie and the developed areas between Telegraph Road and Dixie Highway. This pattern assumes limited gro\/\!th as suggested by economic and population predictions for the Township. The General Development Plan is derived from the combination of the three alternative development strategies. This combination is the result of the goals established by the township, by existing conditons and by present and future development potentials in the township. None of the alternatives by themselves were found to meet the township's needs, potentials, or goals. 74 ��MORE ON ERIE TOWNSHIP GEOLOGY The bedrock underlying Erie Township is part of the Michigan Basin, a geological depression which centers in the lower peninsula of the state and extends outward to bordering states and Canada. Different strata of this basin make up the basement rock of successive concentric rings extending outward from the center. In Erie Township, the basement rock dates back to the Precambrian era, over 600 million years ago. This igneous and metamorphic rock is covered by strata formed during the Devonian and Silurian periods, about 400 million years ago . In Monroe County, these Devonian and Silurian strata lie in a northeast/southwest direction, and tilt upwards towards the northwest at about 50 feet per mile. Thus, younger rocks are closer to the surface in the northwest part of the country. Two groups of Devonian and Silurian strata, the Salina group and the Bass Islands group, occur in Erie Township. Both strata were formed by sedimentation of warm inland seas during the Paleozoic era about 400 million years ago. The Salina group, which covers nearly all of the Township, consists of dolomites, shales, and dolomitic shales. These rocks are of limited mineral value, and no surface exposures of them exist in the Township . Oil and gas deposits are often found in porous zones of these rocks, but rarely in sufficient quantities to support producing wells. At any rate, no producing wells are known to exist in or near the Township. •::::: _::•:· ~ ··••· ~-r~PMY (D"TllM 1,> M9AN 6"'A ~ ) cc,..n-ot.{FL l,,AI~ { 11\J<P)U. ~"1 ) - 10 f=I:!;~ I The Bass Islands rock group consists entirely of dolomites. This group has been quarried, and is still being quarried, in some sections of Monroe County . Sinkholes and oil and gas wells have also been associated with the Bass Islands group, but again these only occur in other parts of the County. Bass Islands dolomite is fairly close to the surface in much of the northwest part of Erie Township, and in the far northwest corner it forms outcroppings above the surface of the ground. This could pose problems for construction and waste disposal, since Bass Islands dolomite is prone to solution decay. The topography of the bedrock surface underneath the Township is irregular. Valleys running from the northwest to the southeast were apparently carved in the bedrock during the Wisconsin glaciation, when Lake Erie was much lower than it is today and glaciers cut gashes in the rock as they moved downhill to meet the lake. 76 �Thus, the bedrock is very near the surface in the northwest corner of the Township and along the steep sides of the valleys. Within the valleys themselves, and in the southeast corner of the Township, the bedrock lies far below the surface. Foundation design and sewer installations need to consider bedrock topography in this area. Groundwater aquifers, or underground reservoirs, may exist in the Township; if so, they are likely to follow the bedrock topography and be related to its irregularities. Covering the bedrock in the Township is a layer of material deposited here during the retreats and advances of glaciers during the Ice Age. This glacial drift contains two kinds of material: material deposited directly by the glaciers, and material spread by glacial melt water. The material deposited directly by the glaciers is called till. Much of the bedrock in Erie Township seems to be covered by a plain of glacial till or stiff clay, along with some coarser material. The surface of the till has been reworked into good agricultural soil by the action of glacial lakes, which covered the Township as the glaciers began to melt and move north . The lower part of the till, however, seems to form a water-tight layer over the bedrock causing poor drainage. Well drillers consider this layer a "hardpan ." During the retreat of the Wisconsin glaciation, a series of lakes covered various parts of the Erie-Huron lowland in this general area. One of these lakes, glacial Lake Algonquin, formed an interrupted beach ridge in the northwest section of the Township when its water level was about 605 feet above sea level. This beach ridge provides some of the most prominent relief in an otherwise flat area and was used for cemeteries by early settlers because of its height and sand composition. OVl!!!IZ-e>a~DeN CON,0{,//2. /N.,...,.,VAL-- (MI\UJU.. ~ICl<NE!S!E> - 10 r,,,e:-r i"f"'f) Glacial lakes also deposited varying amounts of sand, silt, and clay on different parts of the Township. Northwest . of the beach ridge, the primary deposits were lacustrine (that is, lake-deposited) sands. Southeast of the ridge, the Township was covered with lake-deposited clay and silt. The clay and silt provided the Township with good agricultural soil, but also kept the Township from having any significant deposits of sand and gravel. 77 �ERIE TOWNSHIP VEGETATION TYPES Erie Township vegetation can be classified into four major community types : upland woods, transitional/mixed woods, floodplain/wetland, and swamp/marsh vegetation. As the names indicate, these vegetation types reflect different environments in the Township . The upland woods vegetation mostly occurs in the northwest part of the Township and consists largely of mature, medium-stock oaks and hickories with some more than 30 inches in diameter. These trees form the overstory of the upland woods; the understory consists largely of dogwood and redbud, with young maples predominating on wetter sites. Recently logged or grazed woodlots have more hawthorn and herbaceous shrubs in the understory. The transitional/mixed woods vegetation type is similar to the upland woods in form and composition, but occurs on soils with more moisture and of higher clay content. There is a large amount of maple, cottonwood, ash, box elder, and hackberry in this group, in addition to the oaks and hickories. It occurs frequently along the sides of streams and ditches and includes much scrub growth. The floodplain/wetland vegetation type is associated with wetlands and in the Lake Erie floodplain. Consisting of cottonwood, box elder, maple, ash, hackberry and black poplar; with willow increasingly important along the Lake Erie shoreline, these woods consist of dense, mature stands of trees. 78 �On the Woodtick Peninsula, this vegetation type consists overwhelmingly of willows, toppled by shoreline erosion. Wild grape grows vigorously in the understory and even into the crowns of trees. The swamp/marsh type occurs where lake or stream waters are shallow and relatively permanent. Trees are more scattered than in the floodplain woods, but of the same species mi x. Blade-like plants such as reeds and rushes ex ist in large numbers, with much of this vegetation area contiguous to Lake Erie . All of these vegetation types ex ist because of environmental conditions. Unless these change, the woods will remain largely as they are today. There have been, of course, some changes in vegetation patterns since the area was settled. Hackberry and box elder are more abundant now, due to grazing and logging activity and planted and ornamental trees have "escaped" from cultivation and become integral parts of the woodland community. The Township's elm, beech, willow, oak and hickory trees, however, represent remnants of the forest which covered Erie Township before settlers first came here. While the mix of these trees in the forest have changed because of disturbances like Dutch elm disease, the species remain the same. 79 �POPULATION ERIE TOWNSHIP Population Counts, 1950 To 1970 Count Of Persons By Race, 1970 Population 1950 Population 1960 Population 1970* 4,442 4,116 4,494 Count Of Persons By Sex And Age, 1970 Age Group Under 5 5 6 7 -9 10- 13 14 15 16 17 18 19 20 21 22- 24 25- 34 35- 44 45- 54 55- 59 60 - 61 62- 64 65- 74 75 and over Totals Fema les Totals 2 11 55 45 151 235 62 50 55 44 25 45 24 21 82 259 259 221 93 34 65 106 64 243 48 52 160 202 61 59 45 41 51 38 23 39 91 267 247 224 98 35 61 101 59 454 103 97 3 11 437 123 109 100 85 76 83 47 60 173 526 506 445 191 69 126 207 123 2,206 2,245 4,45 1 *This f igu re ref lects the latest correction by t he U. S. Bureau of the Census br ing in g t he ori gina ll y reported population f igure of 4,451 to a new tota l of 4,494. 80 4,424 12 15 Population By Country Of Origin, Nativity Males Source: Monroe County Plann ing Commission White Negro Other Non-White Total Population 4,451 Native of Native Parentage Tota l Foreign 4,029 422 Native of Foreign or Mixed Parentage Foreign Born United Kingdom and Ireland West Europe East Europe Med iterranean and Other Asia Americas Africa Other and not Reported 247 175 7 82 160 12 14 136 11 Average Household Size Total Popu lation 3.54 Average Family Size Tota l Wh ite Non-White Population 3.90 3.90 2.75 However, it was not poss ibl e to ad j ust t he other tab les to correspond to the new tota l . Consequent ly they are st ill based upon the earl ier count. �Marital Status of Persons 14 Years Old & Over Now Married Widowed Divorced Separated Never Married Mobility: 66.9% 5.5% 2.7% 1.0% 23.9% POPULATION ERIE TOWNSHIP Persons By Year Moved Into Unit 1970- 1969 1969-1965 1964-1960 Prior to 1960 6 16 1,226 845 1,794 Family Composition Residency In 1965 For Population 5 And Over Tota l Families 1,089 Husband-Wife Families With Children under 6 With Ch il dren under 18 984 273 577 Male Headed Families With Chi ldren under 6 With Chi ld ren under 18 38 Same Hou se Same County Mich igan From North and West From South From Abroad and Not Reported 19 Education: Female Headed Families With Ch il dren under 6 With Ch ildren under 18 67 5 40 Persons Aged 3 To 34 By School Attendance Primary Individua l Population in Group Quarte rs 170 0 Kindergarten to 8th Grade High School College 2,610 836 91 325 57 141 1,092 386 85 Households With Head 62 Years Old & Over Husband-Wife Family Other Family with Ma le Head Family with Female Head Ma le Primary Individual Female Primary Individual 146 11 17 34 54 Source: Monroe County Planning Commission 81 �HOUSING ERIE TOWNSHIP Year Round Housing Unit Characteristics Housing Unit Characteristics Total Housing Units 1,363 Year Built Occupied Housing Units 1,259 1969 - 1970 1965 - 1968 1960 - 1964 1950 - 1959 1940 - 1949 19~9 or earlier Owner Occupied Units Renter Occupied Units Vacant Housing Units Vacant Year Round Vacant for Sale Vacant for Rent Vacant Seasonal & Migratory 999 260 92 79 8 5 13 Mobile Home Parks* Licensed Parks Licensed Sites 1 20 10 68 96 326 237 601 Units In Structure 1 Unit, Detached 1 Unit, Attached 2 Units. 3 - 4 Units 5 - 9 Units 10 - 19 Units 20 or more Units Mobile Home or Trailer 1,217 57 27 15 22 Access *This figure of 1,363 total housing units reflects the most recent correction by the U. S. Bureau of the Census . However, the following tables are based on the originally reported figures for they could not be adjusted to include the newly recognized units. (From 1970 - 1973 an additional 111 housing units were built.) Source: Monroe County Planning Commission 82 With Direct Access Without Direct Access 1,337 1 �Year Round Housing Units Occupied Housing Units Complete Kitchen Facilities Tenure & Race of Head Wit h Comp lete Kitchen Fac il ities Without Comp lete Kitchen Fac ili ties 1,292 46 Owner Occupied 1,255 83 Renter Occupied 1,278 Age Of Head Plumbing Facilities With All Plumbing Fac il ities Lacks One or More Fac ility Toilet Facilities Flush Toil et fo r t hi s household onl y Fl ush To il et but also used by another household No Fl ush To il et 3 57 Source of Water Public System or Private Company Individua l We ll Other Source (spri ng, creek, river cistern , et c.) 28 1,255 Wh ite Head Negro Head Other Non-Wh ite Under 30 Years of Age 30 - 44 Years of Age 45 - 64 Years of Age 65 Years and Older Other Family Primary Individua l 999 994 3 2 260 258 168 339 373 96 96 187 Number of Persons in Unit 55 Type of Sewage Disposal Pub lic Sewer Septic Tank or Cesspool Other Means Wh ite Head Negro Head Other Non-White HOUSING ERIE TOWNSHIP 31 1,187 120 Un its Units Units Un its Units Units Units Units w it h with with w ith with with with with 1 person 2 persons 3 persons 4 persons 5 persons 6 persons 7 persons 8 or mo re 160 358 187 199 136 99 60 60 Source : Monroe County Planning Commission 83 �HOUSING ERIE TOWNSHIP Occupied Housing Unit Characteristics, 1970 Owner Occupied Housing Unit Characteristics, 1970 Number of Persons Per Room Year Built 1.00 or less per room 1.01 - 1.50 per room 1.51 or more per room 1,114 109 36 Year Structure Built 1969 - 1970 1965- 1968 1960 - 1964 1950 - 1959 1940- 1949 1939 or earlier 84 3 14 220 569 67 27 1,183 49 Sewage Disposal Public Sewer Septic Tank or Cesspool Other Means 30 1,143 86 Source : Monroe County Planning Commission 84 67 296 151 424 Age of Head Under 30 Years of Age 30 - 44 Years of Age 45 - 64 Years of Age 65 Years and Older Other Family Primary Individual 59 267 323 90 89 171 1,192 Source of Water Public System or Private Company Individual Well Other Source (spring, creek, ri ver cistern, etc.) 10 51 10 62 Plumbing Facilities With Al l Plumbing Facilities Lacks One or More Facil ities 1969 - 1970 1965 - 1968 1960 - 1964 1950- 1959 1940 - 1949 1939 or ear lier Units in Structure 1 Unit, Detached 1 Unit, Attached 2 Units 3-4Units 5 - 9 Units 10 - 19 Units 20 or More Units Mobile Home or Trailer 955 21 7 16 �Owner Occupied Housing Units, 1970 HOUSING ERIE TOWNSHIP Home Valu e Family Income Percent of units in home va lue group: Percent of homeowners in income groups: Less than $5,000 $5,000 - $9,999 $10 ,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 or more 5.3% 21.1% 22.7% 23.5% 12.8% 8. 7% 5.6% Less than $3,000 $3,000 - $4,999 $5,000 - $6,999 $7 ,000 - $9,999 $10,000 - $14,999 $ 15,000- $24,999 $25,000 and over 16 .98% 6.48% 8 .37% 21.58% 29 .95% 13.67% 2.94% Owner Occupied Units Value, By Family Income Percent of units in home value group, by income of family: Home Value Less than $5,000 $5 ,000 - $9,999 $10,000 - $ 14,999 $15,000 - $ 19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 or more Less than $3,000 48.8 27.9 19.6 2.5 15.5 25.0 $3,000 $4,999 $5,000 $6,999 $7 ,000 $9,999 $10,000 $14,999 5.5 8.8 8.0 26.6 8.3 8.2 8.5 100 11. 1 24.0 27.4 21.5 18.3 20.2 8.3 20.6 20.2 42.0 51.3 51 .3 8. 1 12.5 $15,000 $24,999 13.3 10.6 12.9 15.0 13.5 54.1 $25,000 and over 2.7 2.5 2.5 4.5 6.7 Source: Monroe County Planning Commission 85 �HOUSING ERIE TOWNSHIP Renter Occupied Unit Characteristics, 1970 Gross Rent Year Built Percent of Renters Paying: 1969 - 1970 1965 - 1969 1960 - 1964 1950 - 1959 1940 - 1949 1939 or earlier Less than $40 $40- $59 $60 - $79 $80 - $99 $100 - $149 $150 - $199 $200 or more No Rent 2.69% 23 .76% 57.84% 13.45% 2.24% Income Percent of Renters in In come Class : Less than $2,000 $2,000 - $2,999 $3,000 - $4,999 $5,000 - $6,999 $7,000 - $9,999 $10,000 - $14,999 $15,000 - $24,999 $25,000 or more 4.93% 4.03% 5.82% 16.14% 37.21% 17:04% 12.10% 2.69% Source: Monroe County Planning Commission 86 11 17 18 69 145 Units in Structure 1 Unit, Detached 1 Unit, Attached 2 Units 3 - 4 Units 5 - 9 Units 10 - 19 Units 20 Units or More Mobile Home or Trailer 194 31 18 12 5 Age of Head Husband-Wife Families: Under 30 Years of Age 30 - 44 Years of Age 45 - 64 Years of Age 65 Years and Older Other Family Primary Individual 109 72 50 6 7 16 �Building Permit Activity Since 1968 HOUSING ERIE TOWNSHIP Total New Living Units New Commercial Units Year Total Units Dollar Value Year Total Units Dollar Value 1968 1969 1970 1971 1972 1973 13 14 16 37 28 32 $288,362 314,882 407,322 912,590 740,035 861,834 1968 1969 1970 1971 1972 1973 2 1 3 3 2 2 $120,000 7,400 70,169 53,900 32,548 30,985 Year Total Units Dollar Value 1968 1969 1970 1971 1972 1973 13 14 16 37 24 28 $288,362 314,882 407,322 912,590 663,003 801,411 Single Family Dwellings Building Permit Activity, First Six Months of 1973 Total New Living Units Commercial Units Dollar Value Units 18 $482,002 2 Dollar Value $30,985 Source: Monroe County Planning Commission 87 �ECONOMY ERIE TOWNSHIP Persons By Labor Force Status Persons Employed By Occupation Armed Forces Professional, Technica l and Kind red Workers Managers and Administrators, except Farm Sales Clerica l and Kindred Wo rkers Craf tsmen, Foremen & Kin dred Workers Operat ives Laborers , Except Farm Farm Managers Service Workers Priv ate HH D Workers Farm Laborers In Labor Force Employed Unemployed 1,582 1,482 100 Not in Labor Force Under 65 Over 65 · 1,1 9 1 957 234 Income of Families Percent in Income Group : Under $2,000 $2,000 - $3,999 $4,000 - $6,999 $7 ,000 - $9,999 $10,000 - $14,999 $ 15,000 - $24 ,999 $25,000 or more 7.3% 5.5% 9.5% 27.0% 31.5% 16.3% 2.6% Income Of Unrelated Individuals Percent in In come Groups: Under $2,000 $2,000 - $3,999 $4,000 - $6 ,999 $7,000 - $9 ,999 $ 10,000- $14,999 $15,000 - $24,999 $25 ,000 or more 38. 1% ·17 .2% 21.9% 14.0% 6.5% 2.3% Source : Monroe County Planning Commission 88 86 96 91 200 362 402 44 38 18 131 14 Persons Employed By Place of Work Total at Work Withi n Monroe County Outside Monroe County Toledo SMSA, Ohi o Wood County, Oh io Detro it Other Wayne Cou nty Oakland County Macomb County Washtenaw County Lenawee County Other Not Reported 1,520 550 934 792 32 64 14 32 36 �Equalized Assessed Valuation Real Property Personal Property Total Valuation ECONOMY ERIE TOWNSHIP 1965 1970 1971 1972 1973 1974 $11,270,582 1,712,257 12,982,839 $13,892,397 2,492,494 16,384,891 $13,991,880 2,436,140 16,428,020 $1 5 ,622,860 2,446,698 18,069,558 $16,696,750 2,539,548 19 ,236,298 $18,027 ,565 2,672,875 20,700,440 Valuation By Property Class, Percent Of Total 1972 % 1973 1971 % $4,536,276 27.61 $4,543,690 25.14 $4,856,450 25.25 $ 5,146,590 28.55 Commercial Real Personal 1,240,573 289,475 7.55 1.76 1,219,160 285,420 6.75 1.58 1,394,100 330,635 7.25 1.72 1,441,650 425,250 7.99 15.91 Industrial Real Personal 1,167,768 507,130 7.11 3.09 1,269,970 530,970 7.03 2.94 1,144,270 605,300 5.95 3.15 823,400 662 ,375 4.57 15.91 Residential Real Personal 7,047,264 432,200 42.90 2.63 8,590,040 438,150 47.54 2.42 9,301,930 406,700 48.35 2.11 10,615,925 385,850 58.89 14.44 Utility Real Personal 1,207,334 7.35 1,192,158 6.60 1,196,913 6.22 1,199,400 44.87 Agricultural Real Personal % 1974 % Source: Monroe County Planning Commission 89 �ERIE TOWNSHIP GOVERNMENT Millage Rates Compa rison For Years 1972 And 1973 School District 1972 1973 Mason School (09) Custer School (now Mason) (14) Bedford School (03) Mason/Bedford School (13) 35.80 35.60 35.05 47.67 38.52 34.82 47. 69 35.23 Township 1.00 1.00 South County Water 2.70 2.80 County 7.00 6.90 1.45 23.65 1.45 23.45 22.90 35.52 26.37 22.67 35.54 23.08 Levy ing Unit Monroe Intermed iate Mason School (09) Custer Schoo l (now Mason) (14) Bedford School (03) Mason/Bedford ( 13) Source: Monroe County Equa li zat ion Department 90 �Zoning Areas Acreage Zoned ERIE TOWNSHIP ZONING AREAS* Residential R-1 Residence 1 R-2 Residence 2 R-3 Residence 3 RS-1 Residence Suburban 94 .96 1,146.85 355.98 653.40 Commercial C-1 Commercial 1 391.96 Industrial LM Light Manufacturing GM General Manufacturing 1.38 1,515.40 Agricultural** AG Agricultural 14,365.42 Total 18,525.35 *As of December 1973 *"' Includes vacant land, roads, streets and right-of-ways Source: Monroe County Planning Commission 91 �ERIE TOWNSHIP LAND USE* Erie Township Residential Single Family Two Family Multi-Family Commercial Industrial Public and Ouasi Public Parks, Recreation and Reserves Agricultura l and Vacant Orchards Forested Tracts** Farm Lots Vacant Tota l Land Use Total Sites Total Acreage 1,367 4 2 1,025.25 4 .00 2.00 1.6020 .0063 .0031 49 87.57 .1368 5 10.71 .0167 66 1,149.03 1.7954 7 162.64 .2541 164 10 (45) 87 67 16,084.15 194.34 (535 .60) 11,318.01 4,571.80 25.1315 .3037 (.8369) 17.6844 7.1434 18,525.35 28.9459 1,664 * As of December, 1973 **Forested land has been d istributed and counted among other land use categories. Source: Monroe County Planning Commission 92 Total Square Miles �PLANNING STANDARDS Residenti al Neighborhood Access Standards for Commun ity Facil ities With in The Neighborhood Recommended Distance, with Maximum L imit Wa lking Distance (one way) From Farthest Dwe lling Neighborhood Facility ¼ mile* or 15 min. ¼to½ mi le t ¼to½ mi le '¥ ¼to½ mi le ¼to½ m il e ¼to½ mi le § ½ mile § ½ mi le Nursery schoo! Kindergarten Elementary school Playgrou nd Park Shopping Center Indoor social, cultural, and recreation center Health Center • Where nu rsery schoo l cannot be provided with in ¼ m ile, it shou ld at least be within 15 minutes elapsed time by pu b I ic or special t ransit. t In exceptiona l circumstances, the limit may be¾ mi le wa lk or 20 minutes elapsed time by school bus, if children may obtain hot lunches at school at nom inal cost. 111 One-ha lf m il e perm iss ib le on ly in p lanned neighborhoods meeting al l requirements for safe access, and where playground is adjacent to elementary school. Where fac ili ty ca nnot be provided w it hin neighborhood or wa lking distance it shou ld at least be within 20 minutes elapsed t im e by pub li c transit. Source: Committee on the Hygiene of Housing, American Public Health Neighborhood, (Chicago: Public Administration Service, 1960), Table 5, p. 44. Associat ion, Planning The �PLANNING STANDARDS Land Area of all Neighborhood Comm unity Fac iliti es Component Uses and Aggregate A rea, by Type of Development and Population of Neighborhood * Type of Development 1 ,000 persons 275 fami lies 2,000 persons 550 famil ies 3,000 persons 825 famil ies 4,000 person s 1,100 families 5,000 persons 1,375 fami lies One or two-family deve lopment* Area in component uses 1) 2) 3) 4) 5) Acres in schoo l site Acres in playground Acres in park Acres in shopping center Acres in general community faci litiest 1.20 2.75 1.50 .80 1.20 3.25 2.00 1.20 1.50 4 .00 2.50 2.20 1.80 5 .00 3.00 2 .60 2.20 6.00 3.50 3.00 .38 .76 1.20 1.50 1.90 6.63 6.63 1,050 8.41 4 .20 670 11.40 3.80 600 13.90 3.47 550 16.60 3.32 530 1.20 2.75 2.00 .80 1.20 3.25 3.00 1.20 1.50 4 .00 4 .00 2.20 1.80 5 .00 5.00 2 .60 2.20 6 .00 6.00 3.00 .38 .76 1.20 1.50 1.90 7 .13 7.13 1,130 9 .41 4 .70 745 12.90 4.30 680 15.90 3 .97 630 19.10 3.82 6 10 Aggregate area 6) Acres total 7) Acres per 1,000 persons 8) Square feet per family Mult ifam il y deve lopment:j: Area in component uses 1) 2) 3) 4) 5) Acres in school site Acres in playground Acres in park Acres in shopp ing center Acres in genera l community facil itiest Aggregate area 6) Acres total 7) Acres per 1,000 persons 8) Squa re feet per fam il y 94 *With pr ivate lot area of less than 1/4 acre per fami ly (for private lots of 1/4 acre or more, park area may be omitted). tA ll owance for indoor socia l and cultural facilities in Section 22 (chu rch, assemb ly ha ll , etc.) or separate health center, nursery schoo l , etc., una ll ocated above. Need w ill vary loca ll y. :j:Or othe r development predo min ant ly w ithout pr ivate ya rds. Source: Comm ittee on Hygiene of H ousing, Ameri can Pub lic Hea lth Associat io n , Plann ing the Neighborhood (Chicago Public Administration Service, 1960 ), T ab le 11, p. 53. �PLANNING STANDARDS Standards for Recreational Activities Type of Recreation Activity Space Requirements For Activity Per Population Ideal Size of Space Required for Activity Recreational Area Wherein Activity May Be Located Active Recreation 1. Children's Play Area (with equipment) 0.5 acre/1,000 pop. 1 acre 2. Field Play Areas for Young Children 3. Older Children-Adult Field Sports Activities 4. Tennis-Outdoor Basketball Other Court Sports 5. Swimming 1.5 acres/1,000 pop. 3 acres 1.5 acres/1,000 pop. 15 acres 1.0 acres/5,000 pop. 2 acres 1 outdoor pool/ 25,000 competition size plus wading pool 2 acres 100 acres and over 500-1,000 acres 6. Major Boating Activities 7. Hiking-Camping-Horseback 100 acres/50,000 1O acres/ 1 ,000 pop . Riding-Nature Study 8. Golfing Playgrounds-Neighborhood Parks Community Parks, School Playgrounds Playgrounds-Neighborhood Parks Community Parks Playfield Community Park District Park Playfield-Community Pc: rk Playfield-Community Park District Park-Regional Park or Reservation Large District Park-Regional Park 1-18 hole course per 50,000 pop. 120 acres Community Park -District Park 4 acres/1,000 pop. 1 Lake or Lagoon per 25,000 pop. 1 acre/1,000 pop. varies 20 acre water area 100 acres All parks Community Park Special Regional Reservations Large District Park or Special Facility 1. Parking at Recreational Areas 1 acre/1,000 pop. varies 2. Indoor Recreation Centers 3. Outdoor Theaters , Band Shells 1 acre/10,000 pop 1 acre/25,000 pop. 1-2 acres 5 acres Passive Recreat ion 1. Picknicking 2. Passive Water Sports Fishing-Rowing Canoeing 3. Zoos, Arboretums . Botanical Gardens Other Standards for Recreational Areas Type of Area Acres Per 1,000 Population Playgrounds Neighborhood Parks Playfields 1.5 2.0 1.5 Community Parks District Parks Regional Parks and Reservations 3.5 2.0 15.0 Ideal Playfields, Community, District & Regional Parks Community Parks District Parks Size of Site Minimum 4 acres 10 15 100 200 500-1,000 2 acres 5 10 40 100 var ies Radius of Area Served 0.5 mi les 0.5 1.5 2.0 3.0 10.0 Source : George Nez, Standards for New Urban Development - The Denver Background, Reprinted by Permission of Urban Land. Vol 20, No. 5 Urban Land Institute, 1200 18th Street . N.W. , Washington, D.C. 95 �PLANNING STANDARDS Standards for Neighborhood and Community Commercial Space Population Served Floor Area Required (Sales Area) Customer Parking Area 3: 1 Ratio Circulation Service, and Planting Areas 25% Total Square Feet Total Acres Required Square Feet Per Family (Gross) Maximum Walking Distance 800 Families 2,500 Persons 1,600 Families 5,000 Persons 12,000-13,000 Families 40,000 Persons 30,000-32,000 Families 100,000 Persons 20 SF/Family= 16,000 SF 18 SF/Family= 28,800 SF 25 SF/Family= 100,000 SF 20 SF/Family= 200,000 SF 32,000 SF 57,600 SF 300,000 SF 600,000 SF 12,000 SF 60,000 SF 1.4 acres 36,400 SF 172,800 SF 4.0 acres 100,000 SF 500,000 SF 10-12 acres 200,000 SF 1,000,000 SF 20-24 acres 100 ½ mile 38-42 1 mile walk 15-minute drive 32-36 1½ mile walk 30-minute drive 75 ¼ mile Food Market - Should include specialty foods and delicatessen goods Barber Shop - Including shoeshine service Beauty Parlor - May be combined with barber shop Bakery Shop - May be included in food market Drugstore fountain Should include lunch counter and soda Laundry and Dry Cleaning Store - Combined service, in cluding a laundromat Hardware - Should include household goods Stationery Store - In cluding reading matter, tobacco and vanity goods Restaurant orders 96 Including table service and take-out In cluding filling station, minor repairs, and auto accessories Service Station - �PLANNING STANDARDS The community shopping center, designed to serve a larger number of families than the neighborhood shopping center, will contain the basic types of services and facilities required by the neighborhood. The leading tenant of the community shopping center is the variety or junior department store. In addition, the center should have a florist, milliner, radio and T.V . repairs, children's shoes, gifts, candy, lingerie, liquor, women's apparel, restaurant, book store, children's wear and toys, haberdashery, athletic goods shops. A movie theatre may also be included. A bank and post office should be included as a public service, if they are not available elsewhere in the neighborhood. They do not pay well, any more than service stores do, but often in a shopping center it is more important to have a balanced variety of stores, than a group of 100% pu Ilers. In order to make this truly a community center it may also be advisable to include offices for doctors and other professional men. However, it is generally considered among developers that office workers usurp a great deal of parking space all day without drawing sufficient trade to compensate for this. Offices are generally put on the second floor of one of the store buildings, or in a separate building which may be used as a ·buffer between the stores and the surrounding residences. Community Shopping Center �PLANNING STANDARDS Industrial Basic Relationships : (a) (b) (c) (d) (e) Working Workers Workers Workers Workers 35-40% 30-35% 60-70% 30-40% Force as a percent of total population in industrial areas as percentage of total working force in Heavy Industry as percentage of workers in industrial area in Light Industry as percentage of workers in industrial area in basic industry (manufacture of goods for export from area as percentage of 10% theoretical community size Worker-Area Ratios : Present Ratios Expected Future Rat ios Average Number of Workers Per Gross Acre of Industrial Land Heavy Industry Light Industry Industrial Park 8 28 18 6 22 16 Land Requirement of Industry: (a) (b) (c) (d) Total Land Land Land Gross Land requirement for all Industry requirements for Light Industry requirements for Heavy Industry requirements for pre-planned industrial complex (Industrial Park) : * 12 acres/1 ,000 population 2 acres/1,000 population 10 acres/1,000 population Minimum 320 acres ldeal640 acres (e) Requirements for industrial land reserve : reserve land for minimum of 50 years future growth General Requirements for Industrial Location: (a) Fast, easy and convenient access to good transportation facilities including rail , highway and air (bl Reasonable location with respect to labor supply, raw materials source and markets (c) An adequate amount of suitable land, free from foundation and drainage problems with a suffi cient reserve for future growth (d) An adequate and reliable supply of utilities : water, waste disposal, power and fuel (e) Protection from encroachment of residential or other land uses (f) Location so as to minimize obnoxious externa l effects on neighboring non-industrial land uses SOURCE : George Nez, Standards for New Urban Development - The Denver Background Reprinted by Permission of Urban Land, Vol. 20, No. 5 Urban Land Institute, 1200 18th Street, N.W., Washington, D.C. 98 �Erie Township Center Proposed Acres Units Per Acre Total Units Persons Per Unit Total Population Single Family 34 3.5 11 9 3.4 405 Multi Family 36 6.0 216 2.6 562 PROJECTED DEVELOPMENT CAPABILITIES 967 335 Halfway Creek Community (a) Sing le Fami ly 129 3.5 451 3.4 1,533 (b) Mobi le Home 17 7 .0 119 2.2 262 (b) Single Family 154 3.5 539 3.4 1,832 (c) Single Family 50 3.5 17 5 3.4 595 1,284 Total Units Total Population 4,222 1,619 5,189 Recreation & Open Space (a) East of 1-75 5,040.0 acres (b) Halfway Creek 1,108.0 acres (c) North Erie 708 .0 acres Source: Johnson, Johnson & Roy /in c. 99 �RESULTS OF THE QUESTIONNAIRE CIRCULATED AMONG TOWNSH IP RESIDENTS * There is a strong possib ility that the uses of land in Er ie T ownship will change substantia lly within the foreseeable future. The population of the County and the Township w ill probab ly increase at a more rapid rate than in the past. Th ese things bring up important quest ions that shou ld be answered by the people who live in Erie Townsh ip and own property here. The Erie Township Plann ing Commission needs your answers to the follow ing questions so that they can act on your-beha lf in the best interests of our Township. 1. Did you know that there are certain lega l restrictions p laced on what property owners can do with their land? Yes 75 No 16 2. Are a. b. c. d. e. 3. ls the present use of your land substantia ll y d ifferent from the use of the surrou nding lands? Yes 10 No 79 4. Wou ld you like to see Er ie Township 60 remain primar ily ag ricu ltura l/r ura l 6 become more suburbanized 25 urbanize with a full range of commercial , industria l and res idential activity 5. Regarding the wet lands along Lake Erie and the various streams, do you want these areas to be used primari ly for water re lated uses, such as marinas, public f ishing sites, boat docks, hunt ing areas, etc-7 Yes 84 No 6 6. Do you use t he services ava ilab le within the t own of Er ie? Yes 62 No 22 you presently us ing your property primari ly for: residential purposes 67 agriculture 26 commercial 2 manufactur ing recreational 4 Would you like its image improved and more activ it ies made ava i lab le7 Yes 59 No 28 100 7. Would you like to see commercia l development encouraged at other places in the township? Yes 49 No 37 8. Have you had any problem with your drinking water or sewage disposa l because of the heavy rains and f looding last fa ll and spri ng? Yes 19 No 72 9. Do you th ink sewers should be considered for areas hav ing a h igh water tab le or where there are many residences and buildings7 Yes 40 No 47 10. Wou ld you favor having some land that is now be ing farmed zoned so that only agriculture is al lowed 7 This m ight mean t hat the on ly bu il d in gs all owed in t hese areas wou ld be t hose the farmer needs tor his business. Yes 66 No 19 11. In what part of Erie Township do you live? * T abulation as of 12/ 18/73 �Bibliography Dorr, John A., Jr. and Donald F. Eschman, Geology of Michigan, 1970, University of Michigan Press, Ann Arbor, Michigan. Earthview, Incorporated, "Preliminary Pollution Survey - Hagman Road Landfill, Erie Township, Michigan," Toledo, Ohio, 1973, Typescript. Lavoy, Lambert, "Bay Settlement of Monroe County, Michigan," 1971. Michigan Geological Survey, "Our Rock Riches," Bulletin 1, 1964, Lansing, Michigan. Mazola, Andrew J., "Geology for Environmental Planning in Monroe County, Michigan," Michigan Geological Survey, Investigation 13, 1970, Lansing, Michigan. Office of Lucas County Engineer, "Storm Drainage in the Toledo Regional Area," Regional Report 9 3, 1969, Toledo, Ohio. Twenter, Floyd, "General Availability and Quality of Groundwater in the Bedrock Deposits in Michigan," Water Resources Division, U.S. Geological Survey, Lansing, Michigan, map. U.S. Department of Agriculture, Soil Conservation Service, "Soil Survey of Monroe County," 1970, Monroe, Michigan. Vaughan, R.D. and G.L. Marlow, 1965, "Report on Pollution of the Detroit River, Michigan Waters of Lake Erie, and their Tributaries," U.S. Department of Health, Education & Welfare, Public Health Service, Region V, Grosse lie, Michigan. Wandell, Howard D., "A Biological and Limnological Survey of a Sulfur Spring and Constructed Trout Stream," M.S. Thesis, Michigan State University, Department of Fisheries and Wildlife, 1973, Lansing, Michigan. �Planning Commission Term of Office Harold Mensing Chairman 8/12/76 9/11 /73 Elected 6/18/74 Nei I Cousino Vice Chairman 8/12/77 8/12/69 Elected 1/16/73 Ted Norts Chairman Secretary 5/16/74 1/16/73 Elected 10/1/74 Floyd Asbury Ernest Buschmann James Cousino Ted Dickerson Richard Peters Wi lbur Smith 5/8/73 2/2/74 5/8/73 2/26/74 6/11 /74 1/28/57 8/12/76 8/12/77 8/12/75 8/12/77 8/12/75 8/12/75 4/11 /72 3/9/71 12/12/72 11 /20/72 2/12/74 1/14/74 8/12/73 9/10/74 Former Members (1972-74) Alfred Cousino Robert Ball A lex Ortiz Jeanne Pasternak 102 Township Board Former Treasurer Planning Coordinator John W. Beutler, Supervisor Jeanne M. Pasternak Ted L. Norts, Treasurer Martin J. Burgard, Trustee James W. O'Neill, Trustee Franklin J. Barron Terry L. Jurrens ( 1973-1974, October) William M. Cline (1974, November - ) �WW~iT#li:lffili\l•~ t .:~~:~~i&~t=wv -;•:::•:=;>511£ ? ,· ' 1 ) ' n_,,,I it~:(c ' 6~\\__; '*':t ,J?_'-- [,._,,-:, -•; ,, " 111 :,:¥ ,-r~1-:.... t@ ;, .. :. ·.. ; . ;? ,-J L '·, -~ J ..) WOOi• UNA RESlDENTIA SPECIAL RES1 ~ ~ \..__~((,S' PE-TEE- ""\~ ~,.. . -~ ; 'St.\ . - -~ - ...:-.;... 9-; . - - . ;;;.._ • 6.fil :J - , :... • 11 •.. - 7:.,m. SINGLE FAMli I ~--:~~~ 'i,) ~;l Gt J ! ~,; MOBILEHOM -::,:. CITY OF •) LUNA Nf '"·--~L.\ ERIE MULTI-FAMI NEIGHBORH PIER ROAD Consumers Power Plant .. HIGHWAY CQ PARKS,OPE INDUSTRIAU I AGRICULTU AGRICULTU r-: i . .= -··.= . ,· ·;.-.... .. :-, . l;l! l~i { LAND ARE SEPTIC SYS 1 J ,~__,,,,~ l. 1---1 • '-..)",...) '\ ~ sffoAD I UTILITY Lil COMMUNIT MAJOR ROA SCHOOLS ' / POTENTIA RESIDENT\ SEWER SY EXCEl?TIO BENORE ROAD Nori h M oumee Boy C' ___ / ::iv WATEII c-) Island ; Lost Pt111insu/a Marino TREAT PLANT / ii!; il:i ~ ROAD 11"' I GENERAL DEVELOPMENT PLAN 0 ERIE TOWNSHIP MONROE COUNTY December, 1974 ' MICHIGAN JJR Johnson, Johnson & Roy/ inc 303 N. Main Street Ann J �~ rrI )'--// - - ❖·:tl'-!J\::~ ·:e.:._J!ffiif4.?l\❖::-~__ =-::~:_. -N fJ.thllt.bITu./::Ji&~=·:r W v 4 u----._"-. ..,-1 r-::...---:: ,,- _ )· '-' "'-:'.-- / -~ ~j "\ c, I . ', -~ \ \~ ' ' ' > , ·:•~=••··-·- --~ ( LAKE i' mm ERIE RESIDENTIAL FLOODPLAIN SPECIAL RESTRICTIONS APPLY - MOBILE HOMES RESIDENTIAL SINGLE FAMILY RESIDENTIAL [ ) MULTI-FAMILY RESIDENTIAL NEIGHBORHOOD COMMERCIAL HIGHWAY COMMERCIAL au Consumers Power Plant WATER RELATED COMMERCIAL PARKS,OPEN SPACE & TREES 1 11 - AGRICULTURAL@ FLOOD PLAIN 1 r •• •. INDUSTRIAL • • • •'• I• I'•,• i : • •,.. ·I ~ • •. 1 1 AGRICULTURAL LAND AREAS SUITABLE FOR SEPTIC SYSTEMS POTENTIAL SINGLE FAMILY RESIDENTIAL REQUIRING SEWER SYSTEM OR EXCEPTIONALLY LARGE LOTS 1---1 1 • UTILITY LINES- ELECTRIC 1 COMMUNITY FACILITIES BUILDING ) MAJOR ROADS SCHOOLS North M oumee Soy Island Losl P•lllnsu/a Marina ~ 0 JJR 1 Mile Johnson, Johnson & Roy/inc. Landscape Architects 303 N. Main Street Ann Arbor, Michigan 48104 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Erie-Twp_General-Development-Plan_1974 Creator An entity primarily responsible for making the resource Johnson, Johnson & Roy/inc. Date A point or period of time associated with an event in the lifecycle of the resource 1974-12-12 Title A name given to the resource General Development Plan Description An account of the resource The General Development Plan for Erie Township was prepared by Johnson, Johnson & Roy/inc. and was approved by the Monroe County Planning Commission on December 12, 1974. Subject The topic of the resource Master plan reports Erie Township (Mich.) Monroe County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2a3d8d287005440b4d7f4a96b4a94909.pdf c31c29785853642691c5bd9886540e36 PDF Text Text MONITOR TOWN HIP GENERAL D'E VElOPME T PLAN MONITOR TOWNSHIP BAY Cc>UNTr, MICHIGAN · • • • • • • • • • • • • • A LAND USE PLAN TO GU~OE FUTURE GROWTH �MONITOR TOWNSHIP BAY COUNTY; MICHIGAN GENERAL DEVELOPMENT PLAN November, 1976 A Land Use Plan to guide Future Growth �This document has been prepared through the efforts of the Monitor Township Planning Commission: Herb Steih, Chainnan Joseph Gwizdala, Secretary Earl Bleck R. H. Behmlander Kenneth Hi 11 Emi 1 Kerns tock With the support of the Monitor Township Board: Howard Klopf, Supervisor Elmer Arnold, Clerk William Kramer, Treasurer Richard Behmlander, Trustee Gary Brandt, Trustee James Peil, Trustee James Verhanovitz, Trustee And the assistance of: II • •II II II II II • Williams & Works, Inc. Engineers - Surveyors - Planners - Geologists 611 Cascade West Parkway Grand Rapids, Michigan 49506 �TABLE OF CONTENTS Page Introduction l The Planning Process 2 Township Planning History 4 REGIONAL SETTING 6 BASIC STUDIES 8 8 Existing Land Use Existing Land Use: Problems and Assets 12 Housing 15 Population Growth and Characteristics 17 Economic Base 21 Natural Features 24 Generalized Soils 27 Agricultural Lands 28 Utilities 30 Transportation and Circulation 33 Community Facilities 37 Community Attitudes 41 GOALS AND OBJECTIVES 46 Economic Growth and Development 46 Land Use and Development 48 Housing and Residential Development 49 Transportation and Circulation 52 Parks and Recreation 53 �Table of Contents (Cont'd.) Page Environment 54 Government and Planning 55 PLANNING DIMENSIONS Population Projections 57 Planning Dimensions 60 GENERAL DEVELOPMENT PLAN 68 Design Standards 68 Major Plan Concepts 76 Future Land Use 77 Major Streets 82 Additional Plan Concepts 86 IMPLEMENTATION Immediate Action Recomnendations 89 Codes and Ordinances 90 Zoning 90 Subdivision Regulations 90 Water and Sewer Services 91 Capital Improvements Programming 91 State and Federal Grant Programs 91 Federal Revenue Sharing 92 Continued Planning 92 APPENDIX �INTRODUCTION A community grows because people decide to build homes, businesses and industries. In formulating these personal plans, people are seldom aware of outside factors and considerations of the overall community. Often, their investments are ill considered and wasted because they were not aware of predictable major changes brought about by growth or of the individual plans of thousands of other people. Because of this, many communities have developed which are unattractive, inconvenient, expensive to provide with public services, and hazardous. These are the conmunities in which many of us must live. The purpose of conmunity planning is to provide the missing framework of information and long-range thinking in order to guide people in the development of their personal plans. A conmunity plan must objectively consider what people are trying to do, what they desire, and what will influence them in making their decisions. It must consider which forces and private actions are likely to be harmful and guard against them. It must recognize and encourage those endeavors and forces which will be advantageous to the community by providing the conditions and environment people will be seeking. More importantly, it must indicate that the corrmunity is stable, yet looking toward the future with the assurance that growth and changes are being anticipated and will be accommodated in a logical, deliberate and preplanned manner with little disruption of the existing community. This assurance is essential before homeowners and businessmen invest millions of dollars in their future, and the future of the community. In addition to personal endeavors, many individuals will be elected or appointed to the Township Board or other positions over the next 20 years. These individuals will be called upon to make irreversible decisions which will build, one part at a time, the streets, the utilities, the drains, the schools, the firestations and other physical parts of the future corrrnunity. A community plan must guide each of these important but separate decisions which will determine the convenience, economy and desirability of the future community. This document is intended to serve that purpose - to serve as a 11 guide 11 for the future development of the community of Monitor Township. 1 �THE PLANNING PROCESS Corrmunity planning, in simple terms, is a goal orientated, continuous process which seeks to create a better environment. As such, a general development plan is a 11 tool 11 by which this goal can be reached. It is used by both private individuals and public officials to make decisions regarding the development of land in a particular area. Basically, _the planning process consists of five steps: I. Desire to Plan - Monitor Township has already expressed this desire as evidenced by this Plan. II. Analysis of the Existing Situation - An analysis of the problems, assets, and potential of the area. These "basic studies" include an investigation of the existing land use, housing characteristics, natural features, soil characteristics, community facilities, utilities, transportation system, and other factors which have made the corrmunity what it is today. III. Plan Design - A graphic representation of the fonn and allocation of land uses in the design year of 1995. The plan indicates how future growth should be directed into the most economical, helpful, pleasant and ecologically sound pattern of development. IV. Plan Implementation - The first step in the implementation phase is the adoption of this Plan by the Planning Corrmission. Then, through a joint program of public education and comprehensive development controls (such as the zoning ordinance, subdivision regulations, a policy of street improvements, etc.), the Township can implement the provisions of the Plan. Also, a capital improvements schedule, which programs into the Township budget public improvements which should be undertaken within the next five or six years, is a very important component of this step. V. Continued Planning - In order for the Plan to have a lasting effect, it is necessary to follow through with 2 �, a program of continuous planning. This involves periodic review and amendment of the Plan, the zoning ordinance, subdivision regulations, the capital improvements program, and other official policies of the Township. As a logical and necessary extension of this Plan, the existing zoning ordinance will be revised in order for it to implement the recommendations contained in the General Development Plan. Zoning and subdivision regulations have typically been the major tools for implementing a future land use plan. In this respect, Monitor Township should not be an exception. However, the Township should go a step further and prepare detailed plans for all community facilities (i.e. recreation, utilities, roads, fire stations, community centers, etc.) as well as a detailed capital improvements program. Also, it requires noting that land use plans are not static or unchangeable documents. Neither are they precise definitions of the ultimate use for every parcel of property. They are intended to guide public officials and private individuals in the direction deemed most logical, aesthetically pleasing, and economical. However, land values, trends and social attitudes are dynamic forces which require constant monitoring. For this reason, it will be necessary to periodically refine, update, and revise this Plan in order to accommodate these forces throughout the next 15 to 20 years. 3 , j �- I I I TOWNSHIP PLANNING HISTORY Monitor Township is no stranger to community planning. It has operated under the guidance of a Comprehensive Community Plan since 1968. Subsequent to this Plan, Ordinance #14 tfie"Monitor Township Zoning Ordinance - was adopted (effective July, 1972). Even before this time the Township developed under the provisions of an ordinance adopted in 1960. However, early in 1974, the Township Board decided that conditions had changed to the extent that it was necessary to up·date and revise the original land use plan. The publication of this Plan is only the tip of the iceberg in the sense that it represents nearly three years of diligent effort on the part of the Planning Commission and the Township Board. The work actually began in the Summer of 1974 with the completion of a comprehensive survey of existing land use. The survey involved driving every street and road in the Township and recording the use of each parcel. This data was mapped on a Township base map which had been updated with current property lines . This effort gave the Planning Commission an accurate picture of the type, location and distribution of the various land uses throughout the Township. It also supplied a tabular summary of the number and type of housing units and a fix on the number of commercial, industrial and public, semi-public uses (establishments). Simultaneous with the land use survey, the Commission prepared and distributed a land use questionnaire survey. (A copy of the survey form and a summary of the responses are reproduced in the Appendix of this report.) The survey forms were sent to nearly 3,000 property owners in the Township asking them, among other things, their attitude toward future growth and development. With this information, the Commission felt it was in a position to begin formulating policies toward development of a land use plan. However, before the plan could take shape, it was deemed essential for the residents of the Township to have an opportunity to express their views in a face-to-face situation. This opportunity was provided in the form of an advisory public hearing. 4 �• • Held in May of 1975, the advisory hearing was unique in that it included a number of county officials - Road Commission Engineer, Drain Commissioner, Health Department personnel, and others - who were invited to explain their responsibilities. In turn, they answered questions concerning problems or situations in the Township. This forum also provided an opportunity for the Planning Commission to outline its intentions to prepare an updated land use plan and zoning ordinance and to stress the need for public participation and input. These three steps - the existing land use survey, the questionnaire, and· the advisory hearing - provided the foundation for the actual background analysis leading to the formulation of the General Development Plan. The balance of this document sets down the basis for the Plan in the form of basic studies, goals and objectives, planning dimensions, the General Development Plan, and recommendations for implementation. The first step, however, is to consider the regional setting. 5 �REGIONAL SETTING �u II REGIONAL SETTING Monitor Township is located in the south central portion of Bay County in the flat, fertile farm lands of the Bay Valley. It lies adjacent to the western edge of the City of Bay City and is bounded by Bangor Township (also on the east), Kawkawlin Township on the north, Williams Township on the west, and Frankenlust Township on the south. As such, the Township is strategically located in relation to the 11 Tri-Cities 11 : Bay City, Midland and Saginaw. Together these conmunities represent a combined population of nearly 200,000 people. The three-county metropolitan area contains more than 400,000 people. More importantly, each comnunity is an industrial center with significant employment opportunities. The Midland area is home base for Dow Chemical and Dow Corning Companies while both Saginaw and Bay City are highly specialized in the auto industry. These large employers have played a major role in the historic development of Monitor Township, especially when one considers the highway system which puts them within easy reach. Interstate 75 follows a general north-south alignment through the eastern portion of Monitor Township. It connects the Upper Peninsula with the State's industrial corridor extending from Midland and Bay City through Saginaw, Flint, Pontiac, the balance of the .Detroit Metropolitan area and points south. In fact, a resident of Monitor Township can get on I-75 and drive until the Gulf of Mexico is in sight at Tampa, Florida. The Interstate is complimented by US-23 and US-10, both of which are located in the Township. US-23 extends northward along Saginaw Bay, then swings northwesterly, eventually connecting with I-75 north of Houghton Lake. US-10 follows an east-west course through the center of the Township, linking Bay City and Midland by way of a 30-minute drive. All three freeways come together in a major interchange in the southeastern portion of the Township. · The impact of this regional transportation system can be measured in terms of the number of people who work outside the invnediate Township area. The returns from the land use attitude survey indicated 44 percent of the principal wage earners worked in Bay City, 17 percent were employed in Sag.inaw, and 13 percent traveled to Midland. Only five percent were 6 �employed in the Township. Thus, it is apparent that the present pattern of land use in the Township - little in the way of major industries, extensive residential areas - is due in large part to the accessibility of the larger communities by way of the freeway system. This conclusion is further verified by the responses to the question: "Why do you live in Monitor Township?". While nearly 45 percent said they preferred "rural living", fully one out of every four said it was because the Township was within easy commuting distance of Bay City, Midland and Saginaw. Although the freeway system has had, and will continue to have, a maj-or impact upon the Township, there are other regional influences at work in the area. Important among them are Tri-City Airport and Delta College. Located southwest of the Township, Tri-City Airport serves as the only aircarrier airport for the entire three-county area. Its regional impact is significant when measured in passenger statistics alone - more than a quarter of a million in 1970. However, they do not accurately measure the attraction of the businessman who needs quick, convenient and direct access into and out of the region for freight as well as personnel. The airport and related developments not only affect traffic patterns but also increase development activity as the demand for airport related facilities continues. Delta College (and to a lesser extent Saginaw Valley College to the south) provides additional development pressure in the form of student and faculty housing, commercial support facilities, and entertainment enterprises. From Monitor Township, access to the Delta campus in Frankenlust Township is most direct by way of the Mackinaw Road interchange off US-10, and Hotchkiss Road from US-84. In this respect, development pressure from the College will tend to be focused in the south and eastern portions of the Township. From this rather brief discription of Monitor Township's regional setting, it is apparent there are a number of major forces which will affect the future of the cornnunity. Many of thes~ forces are beyond the control of Township officials. Still it remains the responsibility of the Township to anticipate these forces to the best of its ability and direct them into the cornnunity of tomorrow - a community which will be in harmony with the desires and aspirations of the residents of today. Monitor Township is in a position now, before past mistakes are compounded, to shape this growth into a pleasant and desirable corrmunity which will serve generations to come. 7 �.---, .---- 1_ 11 II ,.___J II I ~ ~"'(Jt:J::IE8: BASIC STUDIES __ �u II • • BASIC STUDIES Today, only a relatively small portion of Monitor Township is extensively developed. This being the case, the Township has the opportunity to create a new comnunity that will be highly desirable and economical to serve with public utilities and community facilities. Development mistakes of the past are few and will be largely unnoticed in the larger community of the future. Development during the next two decades will establish the character of that community. It is now that the Township has the flexibility to determine what it wants to become and to coordinate its efforts, and the efforts of its private citizens, to achieve its goals. However, in order to have a realistic future, the decision makers must have a clear picture of what the community is now and how future growth and change will affect the present comnunity. Existing Land Use The following map, entitled 11 Existing Land Use 11 , graphically indicates the composition and pattern of land use as it existed at the time of the field survey. From this map, it is readily noted that the bulk of the Township is given over to agricultural lands and open space. Still, significant portions of the Township are densely developed, specifically the eastern and northeastern areas. Here the Township takes on the character of a 11 bedroom community" since the predominant use is single family residential homes. Significant housing concentrations are found in the extreme southeastern four sections, along the length of Midland Road, in the Kawkawlin area, and along Salzburg Road. There are other examples of isolated homes and small plats along section line roads in the outlying areas. However, they represent a rather small portion of the total. In a similar vein, non-residential uses are largely concentrated in the same developed areas. Commercial uses have located along Euclid Avenue, Midland Road and M-13 in the Kawkawlin area. These commercial uses have generally developed in a 11 strip 11 pattern along these more heavily traveled roads. There are no examples of major shopping centertype developments such as Center Avenue in Hampton Township or Bay Road in Saginaw County. 8 �... With one exception, the Township is lacking in major industrial firms. The one exception is Monitor Sugar which is located in the extreme southeastern portion of the Township. The Sugar Company could be classified as a heavy industry since it refines sugar beets produced on the surrounding farm lands. This facility generates considerable activity during the fall and winter months. The northeastern portion of the Township is also significant in that it is an area dotted with crude oil storage tanks. These tanks serve as storage reservoirs for nearby pumping operations. For the most part, oil reserves in this area have been depleted and such pumps as are operating do so only on an intermittent basis. Actually, the pumps and storage tanks occupy only a small portion of the area with the balance of the property under cultivation by area farmers. The other significant industrial operations include a modular housing factory and a rather large storage facility and pumping station in Secti on l O. In addition to the single family col111lercial and industrial uses, there are a number of rather large public and/or semipublic facilities. The larger of these include White Birch Golf Course, an 18-hole course in Section 7, the Bay-Arenac Skills Center in Section 13, a school bus garage at Midland Road and Seven Mile which is owned and operated by the Bay City School District, a landfill site in Section 17 owned and operated by the Township, and a dump site in Section 20 owned and operated by the Bay County Road Col111lission. This list does not include the numerous parks and school sites since they will be discussed at length in the 11 Community Facilities 11 portion of this document. It is important to note that Monitor Township has a rather significant amount of its population housed in mobile homes and multiple family units. In 1974, mobile homes accounted for slightly more than twelve percent of the total housing stock while multiple family units added another two percent. The vast majority of the mobile homes are located in four mobile home parks in the northeastern and west central portions of the Township. These parks ranged in size from 30 units to more than 150 units. Similarly, multiple family units (i.e. apartments) are concentrated in the southeastern portion of the Township - that area closest to Bay City. For the most part, these units are found in two and four family structures although, at the time of the field survey, there was one case of a 12-unit apartment building. 9 �I._., 0 -------· I- \ • • _J �• • • • • Table 1, which follows, is a tabulation of the existing land use as it existed at the time of the field survey. Here it is shown that, of the total 2,976 residential structures, 2,589 (85.7 percent) were single family units. Only 63 dwelling units were of the multiple family type while 368 were mobile homes. In total, multiple family and mobile home units represented slightly less than 15 percent of the total housing stock. Non-residential structures were represented by 85 comnercial establishments, 38 industrial firms, and 31 public, semi-public outlets . In sumnarizing the existing land use situation it is noted that many of the residents of the Township live in subdivided areas, and most of the subdivisions are located in east central and southeastern portions of the community. In total, there are more than 20 major subdivisions with more than l ,000 platted lots. At the time of the field survey, it was found that less than 100 platted lots were vacant and available for development. This fact, together with a backlog of housing demand, would indicate there will soon be an unsatisfied demand for platted lots. The major activity centers in the Township are in the unincorporated Village of Kawkawlin, the corridor along Midland Road, and the residential areas west of Euclid Avenue. The Village of Kawkawlin is situated on the Kawkawlin River and is a mixture of single family homes on small lots interspersed with isolated corrmercial and industrial establishments. This area is connected to the greater Bay City area by way of M-13, a north-south highway running through the region. The most recent area of development activity is that portion of the Township south of US-10 and east of I-75. This area has been the focus of much platting activity and, therefore, contains a number of large single family subdivisions. Monitor Sugar is also located in this portion of the Township, being situated between Euclid Avenue and M-84. Euclid Avenue, in turn, is the focus of much commercial activity, being the site of an extensive strip commercial area. The outlying portions of the Township are given over to agriculture, open space and isolated non-farm home sites. There are exceptions to this pattern, however, in the form of subdivisions along section line roads. Salzburg Road and Three Mile Road stand out as prime examples of this pattern. Still the agricultural lands of the Township are extremely productive. This portion of the Bay (Saginaw) Valley is noted for its sugar beets, beans and other field crops which grow in abundance in the level, loamy soils. 10 �-- · ---·-------- - --- ·- - -- ii ill TABLE 1 LAND USE TABULATION Monitor Township Bay County, Michigan Section Residential Single Famil l 1 2 &3 4 5 6 7 8 9 10 Structures Multiple Famil,l 230 45 16 14 18 33 Industrial Public Semi-Public 213+(5) (2) 448 19 11 8 4 47 16 15 19 1-3 30 389 31 182 1-12 4-4 2-2 3-4 2,589 19-63 (85.7%) ( 2. 1%) --------------- Corrvnerci al - 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 TOTAL Total Residential Structures (1) ( 1) 12 11 16 21 26 31 22 16 14 20 17 22 38 82 47 134 395 232 117 29 10 24 26 16 32 22 14 39 177 11 Mobile Home 105 (2) ( 1) (1) 30+(3) ( 1) (1) 8-2 2 34 12 11 16 21 131 31 22 16 16 21 17 23 38 115 47 135 396 232 117 29 10 24 26 16 32 30 16 39 177 (2) 348+(20) 368 ( 12. 2%) 4 1 2 2 2 4 2 1 1 l l 5 4 5 9 1 2 3 l 1 2 394 24 3 187 11 3 2,976 85 38 2 31 (100%) 1-3 under the "Multiple Family" heading indicates there was one (1) structure containing three (3) units. The parenthetical numbers under "Mobile Home" indicate mobile homes on scattered sites (i.e., outside mobile home parks). Source: Williams &Works, Inc., field survey, June, 1974. Note: 11 - �I I I Table 2 contains a comparison of the extent of development in 1962 and 1975 as determined by the Bay County Planning Commission. In 1962, Monitor Township had the largest ·amount of agricultural land of any unit in the County - nearly 20,900 acres. By 1975 (13 years later), this had decreased by nearly 1,000 acres, largely as a result of increasing development in the residential and commercial sector. Whereas residential development amounted to only 715 acres (three percent of the total) in 1962, residential uses had increased to 1,329 acres or 5.6 percent of the total by 1975. This represents an absolute increase of 614 acres or 85.9 percent. According to the Bay County Planning Commission, comnercial acreage increased by more than 400 percent during the same time span. It can be assumed that this is largely the result of increasing development activity along Euclid Avenue. Based on these figures, large increases were also reported in the industrial category (165 acres) and the transportation sector (222 acres). The large increase in transportation acreage is due largely to the construction of the freeway system as it is presently located in the Township . I I I ■ • Important among these statistics is the fact that developed acreage increased by nearly five percentage points, adding more than 1,100 acres for a total of 3,649 acres. Most of this increase took place at the expense of agricultural lands, including crop and non-crop (pasture) areas. This trend will continue as development activities and speculation force farmlands out of production. It can be anticipated that the pressure will be focused more strongly on the extreme southeastern portion of the Township although other areas are experiencing the same trend. In light of this, it should be a major goal of the Township to preserve as much prime agricultural lands as possible, yet still permit planned expansion of the urban community. Existing Land Use: Problems and Assets From the land use field survey, it became apparent that a number of land use problems have developed over the years. At the same time, there are many assets which have also emerged. The problems are not of major proportions; in fact, they are generally typical of those found in most rural, developing areas. However, they must be objectively recognized in order to prevent similar situations from developing in the future. By the same token, the existing assets must be recognized as examples of sound development and established as the foundation for a better or attractive community in the future. 12 �TABLE 2 LAND USE COMPARISON Monitor Township 1962 and 1975 1962-1975 LAND USE CATEGORY 1975 1962 Acres % Acres % Acres CHANGE % Residential 715 3.0 1,329 5.6 +614 +85.9 Commercial 22 .1 112 .5 + 90 +409.l Industrial 264 1. , - 429 1.8 +165 +62.5 Public Semi-Public 225 .9 254 1.1 + 29 +12.9 1,226 5. 1 1,448 6.0 +222 +18. 1 7,7 .3 77 .3 0 0 2,529 10.6 3,649 15.3 +1,120 +44.3 20,842 87.2 19,871 83. l -971 -4.7 527 2.2 378 1.6 -149 -28.3 __, w Transportation Roads Railroads TOTAL DEVELOPED Agriculture (including crop and non-crop lands) Vacant (including rivers) TOTAL 23,898 100.0 23,898 100.0 { SOURCE: Bay County Land Use Inventory, 1975, Bay County Planning Colllllission, September, 1976. �I I I I I I I • The following, then, is the list of the m o r e ~ use problems. Most of the rural, non-farm residential structures have been constructed on parcels split from prime agricultural lands. Among other things, this has resulted in a loss of prime farm land, unnecessarily high traffic volumes on unimproved roads, and a dependence upon private septic tanks. This holds the potential for the pollution of groundwater and domestic water supplies. * Although relatively few in number, there are a handful of mobile homes scattered throughout the rural portions of the Township (i.e., outside of mobile home parks). This situation gives rise to problems such as inadequate fire protection, lack of adequate storm shelter, and dependence on private wells and septic tanks . * There are a number of examples of incompatible land uses: homes next to industries, mobile homes next to single family homes, and dwelling units interspersed among commercial establishments with inadequate protection for either use. This often gives rise to either severely depressed or widely inflated property values along with conditions not conducive to residential environments. By the same token, such incompatible uses often represent substantial obstacles to commercial and industrial expansion. * Strip commercial development patterns along M-13 and Euclid Avenue have created conditions of visual blight, an unnecessarily high number of driveway cuts which result in uncontrolled and hazardous turning movements, congestion and an inordinate amount of accidents. Often this pattern of commercial use results in an uneconomical use of land since only the front portion of the parcel is utilized. * * * A number of subdivisions have been platted and developed with an apparent lack of regard for continuity and access to adjacent property. This has resulted in numerous dead end stop streets which are expensive to build and maintain and result in a waste of land. At the same time, many subdivision and local streets have been constructed without adequate design standards. On the other side of the coin, the Township is blessed with many land use assets - situations which either exemplify good planning and foresight or are inherent in the Township itself. 14 �...... * Much of the high density urban development has taken place in relatively concentrated patterns in the Kawkawlin area, along Midland Road east of Fraser Road, or in the extreme southeast portion of the Township. These concentrated areas will serve as the basis for future development and provide an economical service area for utilities and other public services. * The abundance of fertile agricultural lands provides a stable and valuable economic base while serving as an 11 open space reserve 11 for residents of the urban areas. * The Township is in a unique geographic position in that its proximity to Bay City and the regional freeway system hold the potential for considerable growth in the future. * The presence of public water and sewer, and the potential for extensions of both, increase the development potential of the Township. This fact, together with large parcels of relatively inexpensive land with few development limitations, will prove to be increasingly more attractive to private developers. While this is not an all inclusive list, it does point out some of the major problems and assets. It remains for the Township to eliminate or minimize the problems while it capitalizes upon the assets. Housing To a growing community, an adequate and structurally sound housing stock is essential. As mentioned previously (Table l), the Township contains a total of 2,976 residential structures made up of single family homes, duplexes, multiple family units, and mobile homes. The 19 multiple family structures include 63 dwelling units for a total dwelling unit count of 3,020. By and large, Monitor Township is a community of owner-occupied single family homes. It is anticipated that this preference for single family homes will continue throughout this planning period; however, as the cost of home ownership continues to increase, the demand (need) for mobile homes and apartments will also continue. For singles, couples and the elderly, they offer definite advantages in the form of lower entry costs, reduced maintenance and upkeep, and lower property taxes. The Township must be cognizant of these facts when reserving areas for future residential developments. 15 �I I I I I I I I ■ The housing situation is one of rather stable housing conditions. According to figures released by the U.S. Bureau of Census, there were a total of 2,466 housing units in the Township in 1970. Of this total, ten were vacant - being classified as seasonal or migratory housing. The balance 2,456 units (99.6 percent) - were occupied on a year-round basis. This is slightly higher than both Bay County (98.6 percent) and the State of Michigan (96.2 percent). Additional information on housing characteristics is found in the Appendix of this report. It is interesting to note that the value of owner-occupied housing un-i ts in Monitor Township compares very favorably with both Bay County and the State of Michigan. For example, only 19.3 percent of the homes in the Township are valued at less than $15,000. In contrast, nearly 50 percent of the units in Bay County are valued in this range. On a statewide basis, there are roughly twice as many units under $15,000 as there are in the Township. In the upper range of the scale, the Township again compares very favorably with the County and the State. Whereas nearly 62 percent of the housing units in the Township are valued at more than $20,000, less than 29 percent in the County and 38 percent statewide are rated in this value range. These figures would tend to substantiate what has already been suspected; that is, Monitor Township is an area of relatively new or expensive homes in contrast to older, less valuable housing units in Bay County and throughout the state. It could be assumed that mobile homes make up the largest portion of the housing units valued at less than $15,000. One could also reason that more new homes are being built in the suburban and rural areas of the County, thereby accounting for higher housing values in places such as Monitor Township. The Census material in the Appendix also gives some insight into housing conditions throughout the Township, County and State. Reference here is to Table B-7, "Plumbing Characteristics", and Table B-8, "Persons Per Room". The absence of one or more indoor plumbing facilities is considered a rule of thumb standard indicative of substandard housing conditions. In the Township, only 24 units (one percent) lack some or all plumbing facilities. This compares very favorably with both the County and the State which both have a 11 substandard 11 level of 4.1 percent. In a similar vein, it is noted that nine percent of the occupied housing units in the Township evidence some degree of overcrowding as indicated by the number of persons per room. While this figure is somewhat higher than 16 �both the county and the state, it may be explained by the fact that larger families are often found in rural, farming areas. Still there is some evidence of substandard housing conditions in the Township. While not of major proportions it does point to an area where improvement can be accomplished. By doing so, it will not only improve the resident living conditions but also increase the attractiveness of the Township as a place to settle and build a future. Population Growth and Characteristics In 1930, Monitor Township contained less than 2,000 residents. During the ensuing four decades, it grew into an urban-suburban corrmunity of more than 8,700 persons. This was an increase of 335 percent - an addition of more than 6,800 residents. Residential growth has continued 'since 1970 as evidenced by a special census conducted by the Township Board in May of 1976. This census indicated that, as of that date, 10,033 people were residents of Monitor Township. This was an increase of nearly 1,300 persons, or 13.8 percent, over the six-year period since 1970. On a dicennial basis, this is comparable to a growth rate of 25 percent. While this is somewhat 1ower than the average increase between 1930 and 1970, it must be remembered that the period between 1970 and 1976 was characterized by high unemployment, high interest rates, and double digit inflation - all of which resulted in low residential construction activity. On the whole, Monitor Township is one of the largest and fastest growing communities in Bay County. Because of its close proximity to Bay City and it's regional accessibility, the Township has seen rather remarkable growth since 1930. Table 3 relates the historical population growth of the Township and the three counties of Bay, Midland and Saginaw. Also included are the respective figures for the State of Michigan. It is interesting to note that, with one exception, Monitor Township's growth rate out-paced all of the Counties and the State. The one exception was Midland County which increased at a rate of 58.3 percent over the 40-year period between 1930 and 1970. Within Bay County, however, the Township is the third largest ~overnmental unit (it is the largest in terms of land area). Only Bay City and Bangor Township have more residents. Table 4 relates the historical population growth of Monitor Township, Bay County and selected municipalities throughout the three-county area. 17 �1a a i -1-1 1111 1111 m, a 1 • 1 ) • J• 1 TABLE 3 HISTORICAL POPULATION GROWTH Monitor Township and Selected Units 1930 - 1970 -' State of Michigan lJ Monitor Township Bay County Midland County 1930 1,896 69,474 19, 150 .120,717 4,842,000 1940 #Change (1930-40) %Change (1930-40) 2,274 378 19.9 74,981 5,507 7.9 27,094 · 7,944 41.5 130,468 9,751 8.1 5,256,000 414,000 8.6 1950 #Change (1940-50) %Change (1940-50) 3,476 1,202 52.9 88,461 13,480 18.0 35,662 8,568 31.6 153,515 23,047 17.7 6,372,000 1,116,000 21.2 1960 #Change (1950-60) %Change (1950-60) 6,568 3,092 89.0 107,042 18,581 21.0 51,450 15,788 44.3 190,752 37,237 24.3 7,823,000 1,451,000 22.8 1970 #Change (1960-70) %Change (1960-70) 8,743 2,175 33 .1 117,339 10,297 9.6 63,769 12,319 23.9 219,743 28,991 15.2 8,875,000 1,052,000 13.4 #Change (1930-70) 6,847 47,865 44,619 99,026 4,033,000 Population/Change 0) Saginaw County %Change (1930-70) Average #Change (1930-70) Average %Change (1930-70) 360. l 1,712 48.7 ------------------------- lJ Rounded to nearest OOO's. SOURCE: U.S. Census of Population 68.9 11,966 17.2 233.0 11 , 155 58.3 82.0 24,757 20.5 83.3 1,008,250 20.8 �TABLE 4 HISTORICAL POPULATION GROWTH (Bay County and Selected Municipalities) 1970 1930 BAY COUNTY Auburn, City Bangor Twp. Bay City , Ci ty Beaver Twp. Essexville, City Frankenlust Twp. Fraiser Twp. Garfield Twp. _, Gibson Twp. \0 Hampton Twp. Kawkawlin Twp. Merritt Twp. Midland, City (pt) MONITOR TWP. Mount Forest Twp. Pinconning, City Pinconning Twp. Portsmouth Twp. Wil 1 i ams Twp. COUNTY TOTAL MIDLAND COUNTY Midland City Midland Twp. COUNTY TOTAL SAGINAW COUNTY Tittabawassee Twp. COUNTY TOTAL 1940 Percent Chan~ 1950 Percent Change 1960 Percent Change 1,497 11,686 53,604 1,783 4,590 1,481 2,608 982 758 5,387 3,357 1,762 72 .2 72.6 2.1 24.2 44.9 29.3 45.6 17.9 -1.6 39.7 44.4 8.6 1,588 47,355 1,260 l ,864 l ,046 l ,389 691 741 4,211 l ,532 l ,460 3,253 104.8 1.3 47,956 6.0 1,336 2,390 28.2 1,078 3 .1 1,448 4.2 15.3 797 912 23. l 3,046 -27.7 1,705 11.3 1,570 7.5 869 6,770 108. l 52,523 9.5 1,436 7.5 3,167 32.5 6.2 1,145 23.7 1,791 833 4.5 770 -15.6 3,857 26.6 . 2,324 36.3 1,623 3.4 1,896 723 826 2,258 1,458 1,866 69,474 2,274 812 1,027 1,485 1,680 2,212 74,981 19.9 12.3 24.3 34.2 15.2 18.5 7.9 3,476 850 1,223 1,605 2,068 2,131 88,461 52.9 4.7 19. 1 8.1 23 .1 -3.7 18.0 6,568 920 1,329 2,113 3,213 31404 107,042 8,038 1,209 19, 150 10,329 28.5 3i442 184.7 27,094 41.5 14,285 51320 35,662 38.3 54.6 31.6 27,779 2,268 51,450 21378 153,515 26.3 17.7 31150 190,752 1,548 11883 120,717 130,468 21.6 8.1 1970 Percent Avg% Change Increase 1,919 15,896 49,449 2,346 4,990 2,032 3,412 1,202 815 6,868 4,135 1,902 255 89.0 8,743 8.2 1,094 1,320 8.7 2,577 31. 7 4,088 54.9 4,296 59.7 21.0 117,339 28.2 36.0 -7.8 31.6 8.7 37.2 30.8 22.4 7.5 27.5 23.2 7.9 50.2 80.4 1.3 17.3 28.6 19.0 26. 1 15.0 3.4 16.5 28.8 6.9 33. 1 18.9 - .7 22.0 27.2 26.2 9.6 48.7 11.0 12.9 24.0 30 . 1 25.2 14 .1 94.5 -57.4 23.9 35,176 21521 63,769 26.6 11.2 23.9 47.0 48.3 30.2 32.5 24.3 4,031 219,743 28.0 15.2 27.1 16.3 �Additional insight into the population of the Township can be gained through the analysis of published Census data. For example, the age-sex composition in 1970 is showed in Table A-2. The second part of this Table reveals that the Township is generally in line with both the County and the State when age groups are categorized as preschool, school age, family formation, labor force, "empty nesters 11 , and senior citizens. The largest single group is the "labor force" group - those persons between the ages of 20 and 64. In 1970, they amounted to nearly 4,600 persons, or 52.3 percent of the population. Generally speaking, the Township has proportionately more residents in the school age, family formation, labor force and "empty nesters" categories. In contrast, senior citizens (those 65 years old or older) are roughly haTf that of the County and the State. This information holds a number of ramifications for the Township: * In the near future, school enrollments may drop slightly. The child-bearing age group - the females between 20 and 49-represent almost 40 percent of the female population. This would tend to indicate birth rates will continue at a higher rate than those of the County and the State. * The demand for housing, employment and social outlets will continue at a steady level due to the large portion of the population in the family formation years and an even larger portion in the school age years. * "Empty nesters" (the couples whose children have grown and left home) are parallel to that of the County and State. This age group is at the peak of its earning power with few child-related expenses; therefore, they usually can afford more luxury items such as second homes, winter vacations, etc. * The Township has proportionately fewer senior citizens than either the county or the state. This would indicate there is less of a need for passive recreation areas, medical care facilities, and the like than would be the case in areas with a high proportion of senior citizens. On the other hand, there will be a continuing demand for neighborhood playgrounds, structured recreational facilities (i.e., ballfields, tennis courts, etc.), and other social outlets for the preschool, school age and family formation age groups. 20 �Table A-3 gives some insight into the education levels of Township, County and State residents. In summary, it can be stated that proportionately more Township residents have attended college than either the County or the State. It should be noted that slightly more than one quarter of the residents over 25 years of age completed at least some level of elementary training. In contrast, 30 percent of the Bay County population and 24 percent of the State population are in this category. High school education levels are nearly equal for all levels of government: the Township registered 52 . 7 percent, the County 53.7 percent, and the State 55.8 percent. It is interesting to note that less than one half of one percent (.4%) of the Township population had completed no schooling at all. This is roughly half that of the County and the State. This data tends to substantiate the prevailing attitude of several generations ago which held that a formal education wasn't critical, especially in light of the rural agricultural economy. This has since changed and there is reason to believe the situation will change in Monitor Township as continued growth brings new residents into the area. One could even surmise that the 4,458 residents which completed some college level education are significantly younger than those with no schooling or only short experiences in the elementary levels. Nevertheless, it can be, presumed that educational levels will increase as the coming years bring additional growth into the Township and as more school age children continue into college level studies. Other population characteristics - specifically, family income levels, employment and occupation - are examined in the 11 Economic Base 11 analysis which follows. Economic Base Monitor Township, as an entity in itself, does not have an identifiable base aside from its agricultural lands. To a large extent, the Township is a 11 bedroom conmunity 11 , serving as home base for wage earners who commute to Bay City, Midland and Saginaw for employment. In this sense, the economic base of the Township is tied to that of the region . The largest single employer in the Township is Monitor Sugar Company. There are other relatively small employers (i.e. a modular housing factory, a wholesale and retail lumber and building supply outlet, and numerous comnercial establishments along Euclid Avenue); however, collectively, they employ only a fraction of the wage earners residing in the Township. 21 • • �f f ' ' '• • f • • • • A more definitive picture of local employment is provided in Table A-5 which lists the employed persons over 14 years of age by industry. The largest single employer is that of manufacturing, particularly durable goods, which provides jobs for 40 percent of the total wage earners in the Township. Ho doubt, most of these people are employed by industries in Bay City, Midland and Saginaw (i.e., General Motors, Dow Chemical, Dow Corning, etc.). The second largest employment sector is 11 professional and related services 11 the accountants, engineers, doctors, lawyers and other professionals. According to Census information, this category employed 600 people in 1970. Based on this data, one could conclude that the Township has a high proportion of 11 white collar 11 residents who have been attracted to the area. It should also be noted that only 77 persons (2.4% of the total) were employed in agriculture, forestry and fisheries. ·While this is proportionately higher than both Bay County and the State, it would tend to indicate that farming in Monitor Township is highly mechanized and that each farm is relatively large, encompassing hundreds of acres . This conclusion is confirmed by analyzing t~e existing land use map which indicates that thousands of acres are in active agricultural production . Table A-6, "Occupation of Employed Persons", gives additional insight into the occupational characteristics of the Township's labor force. The so-called 11 white-collar 11 workers (professionals, managers and administrators) comprise 23 percent of the employed labor force. This is a slightly higher proportion than the State (21%) and substantially more than Bay County as a whole (18%) . The largest single employment category is the craftsmen, foremen and kindred workers. They represent 21 percent (675 employees) of the labor force. This, too, is substantially higher than either the State or the County. Together with operatives (both transport and non-transport), the so-called 11 blue-collar workers" amount to 1,245 employees - 4 of every 10 workers. In this case, however, the Township's proportion is slightly less than the County (41 .5%) but more than the State (36.7%). This data portrays Monitor Township as a working class community with a rather large professional population. This will tend to have rather important ramifications in terms of: stability - blue collar workers are transferred less often than professionals; incomes - typically higher and more stable than strictly working class corrrnunities and less subject to 22 �strikes, 1ay-offs and severe economic recessions; spending patterns - a good mix between emphasis on tangible commodities (i.e., automobiles, boats, cottages, etc.) and intangibles (i.e., stock investments, overseas trips, etc.); property values - a high priority on home ownership and property improvements; and comnunity leadership - since there is a good mix between professionals (high formal education levels) and "blue collar workers'', there is usually a high degree of interest in the affairs of the conrnunity along with long-term residency and the skills to deal with such affairs. The employment and occupation statistics are reflected in the in~ome levels of Monitor Township families. Table A-4 reveals the Township is more affluent than either the County or State. Whereas 31 percent of the families in the Township had 1970 incomes of 1ess than $10,000, more than 45 percent of the families in the County are in that range. In contrast, fully one half of the families throughout the State had incomes below $10,000. On the brighter side, more than two-thirds of the families in the Township had incomes over $10,000, and 5.5 percent had incomes over $25,000. This relates quite favorably to the County and the State where the respective figures for incomes in excess of $10,000 were 53.3 and 49.4 percent. In fact, at the Township level, the largest single income category was in the $15,000 to $24,999 range - 24.4 percent of the total or 542 families. In sunmary, it can be stated that the economic base of Monitor Township is tied to the economic base of the Tri-County area. While agriculture is the predominant 1and use, it employs only a small fraction of the total labor force. Most of the wage earners living in the Township contnute to employment centers outside the area. This was substantiated by a 1and use attitude survey distributed by the Township Planning Commission in the surrmer of 1975. The results of this survey indicated that 44% of the principal wage earners worked in Bay City, 13% in Midland, and 17% in Saginaw. Of the remaining 26%, only 5-1/2% indicated they earned their wages within the Township. The balance worked in other locations. This data alone documents the conclusion that Monitor Township has little in the way of local employment. Rather, it is dependent upon the larger conrnunities and their industrial and service operations. 23 • �I I I I Because so many wage earners conmute to jobs outside the Township, they tend to identify with these larger corrmunities and, no doubt, do much of their shopping in them. This would especially be true of Bay City which is conveniently close and accessible to a majority of the residents. This would explain, at least in part, why the Township has little in the way of retail shopping services; that is, stores selling items such as furniture, appliances, automobiles, 11 comparison 11 full line grocery stores, and so on. Outside of the conmercial outlets on Euclid Avenue, these items are practically nonexistent in the Township. I I It can be anticipated there will be a definite shift in the future as continued growth establishes a large market for all types of commercial enterprises. It is not inconceivable that a 11 mal1 11 or 11 shopping center 11 will locate in the Township. The major attractions to this type of development are large parcels of vacant, developable land, reasonably priced, with utility service, good highway access, and a large market area. All of these qualities are, or will be, found in Monitor Township . II II • • Natural Features The natural features (physical characteristics) of Monitor Township are typical of most of the Bay (Saginaw) Valley relatively flat with little in the way of tree cover. Total relief across the Township is only about 75 feet, from a high point of 660 feet to a low point of 585 feet above sea level. Because there is relatively little topographic relief, contour intervals have not been mapped. The map, entitled 11 Natural Features 11 , portrays some of the more significant physical features as they exist today. There are isolated areas of small but significant steep slopes along the Kawkawlin River and some of its tributaries. These areas could prove critical to urban development due to their susceptibility to erosion and land slippage. The most prominent natural feature is the Kawkawlin River which meanders in a northeasterly direction across the northern portion of the Township. Together with Squaconning (Dutch) Creek and the Columbia Drain, the Kawkawlin River is the only perennial stream in the area. In fact, they account for the only major surface water bodies of significant size. The 24 �•• I I \_ 1 f MONITOR TOWNSHIP I, BAY COUNTY MICHIGAN I NATURAL FEATURES 1111111111 STEEP SLOPE (I _,,,,,._, COUNTY DRAIN - - SUB-BASIN DRAINAGE DIVIDE - I I I I I I I I- BASIN DIVIDE TREE COVER .:::-,,,. SWAMP * MINE DUMP SURFACE WATER ·---- KAWKAWLIN RIVER 1//illl FLOOD HAZARD AREA 0 r. . . . ----:o""lr -----.:----==i::___ ____--f--____ . ww - l ~~ ::+.·----, \-'- ~ .-" --~- - _________ l_,,,,.: 1:::::. - :::::!::::p,~ .•· " ,~ ~ ~ ~ ~ ~ ~ J - ---s!F~ .•······' ~ --lllil----1~ .••.t-···~· :F"==>-t~--1 EXISTING LAN D USE '"' :- I I - • SI N GL.E F AM ILY RESI D E N T I AL . ... M Ul.]"'1 - FA M tLV RESIDE NTIA L 'i> M O B ILE HOME 4, P U BLIC, S l!:M l·P U B LIC 0 COMM ERCIAL ■ INDU STR I A L I• i L BAY COUNTY a PREPARE-0 8Y ZONING 8 PLANN IN G CO MM. JUNE 197!1, _ _ P\ _ _ _ W'IL.UAMs/iwoRKa K �Kawkawlin River basin drains a major portion of the central area of Bay County. The Main Branch of the River starts in Beaver Township and winds south and eastward through Williams, Monitor and Bangor Townships, emptying into Saginaw Bay north of the Saginaw River. The North Branch has its headwaters in Garfield Township. From there it flows through Beaver and Kawkawlin Townships before it connects with the Main Branch just west of the corrmunity of Kawkawlin in Monitor Township. The Kawkawlin River has special significance in Monitor Township because it drains approximatley 70 percent of the land area. As shown on the Natural Features map, a major basin divide is ]ocated in the extreme southwestern part of the Township. From a point on Mackinac Road, approximately 1/2 mile south of Salzburg Road, the major basin divide meanders northeasterly to US-10 and into Bangor Township. Surface waters south of this line flow south and easterly into Squaconning Creek and from there into the Saginaw River and Saginaw Bay. North of this line, surface waters flow north and northeasterly into the Kawkawlin River and eventually into the Saginaw Bay. The direction of surface water flow is also graphically indicated on the Natural Features map in the form of county drains and sub-basin drainage divides. The importance of the natural drainage characteristics is especially critical in the design of utility systems and the establishment of special assessment districts for drainage purposes. That is to say, if utility lines, particularly sanitary sewers and storm sewers, can follow the natural lay of the land, expensive lift stations can be eliminated. In a similar vein, extensive development which increases surface water runoff in the upper reaches of a drainage district can easily result in downstream flooding of neighboring properties. These facts will become more important as the Township experiences increasing development and a resultant need to manage storm waters and public utility systems. The background information contained in this map will provide important clues to proper site planning and other studies related to physical development of the Township. Another important aspect of the Natural Features map are those areas indicated as flood hazard areas as they are located along the Kawkawlin River and other drainage channels. These areas are a combination of flood hazard areas as defined by the Flood Insurance Administration, U.S. Department of Housing and Urban Development, and the Advance Soil Survey as performed by the U.S. Department of Agriculture. These areas are also important physical limitations in the sense 25 �that they are subject to periodic flooding - in this case, 100-year floods. At present, they are not extensively developed; therefore, the Township is in a good position to preserve and protect these areas from future flooding and subsequent property damage. Most logically, this would be accomplished through the administration of zoning, building codes, and subdivision regulations. The Natural Features map also incorporates other important physical features; among them are areas of significant tree cover, swamps or low lying wetlands, and mine dumps. Due to the extent of farming in the area, areas of significant tree stands are .not prominent. However, there are some localized concentrations scattered throughout the Township which could be very attractive for urban development as property owners realize the environmental benefits of trees and the demand for wooded lots. In a similar vein, swamps or low lying wetlands are not significant or wide ranging being concentrated most heavily along the Kawkawlin River. The areas shown as Mine Dumps are significant in that they indicate areas of past mining activity. Several decades ago, there were a number of active coal mines in the Township. These mines have since been depleted and the mine shafts and subsurface caverns have filled with water. In many cases, the only physical evidence of past mining activity are rather large piles of mine tailings. The old mines do not represent a danger in terms of potential cave-ins; however, they may represent a physical obstacle to road location or other forms of intensive urban development. In this sense, they should be recognized as a significant physical feature. It is also important to note that an extensive water table aquifer underlies the Township. Due to sandy and loamy soils, a high percentage of the precipitation is allowed to recharge this aquifer through soil percolation. Although little infonnation is available regarding ground or surface water quality, it is known that the groundwater is generally of poor quality due to chloride contamination from abandoned oil and gas wells and salt water from brine containing formations. As a result, many private wells throughout the area have poor water quality due to the presence of brine and other minerals. In some cases, the groundwater is unfit for domestic use. This accounts for, at least in part, the presence of extensive water mains throughout the eastern and central portions of the Township. In all cases, municipal water supplies are obtained from Lake Huron. (Refer to the section on Utilities for more information.) 26 �I I I I I • •I • • • • • • • • • • • Generalized Soils Generally speaking, the soils in Monitor Township are loams, although there are rather large but isolated areas of sand and smaller more isolated areas of muck and clay. The location of these soils is an important consideration in the development of an urbanizing area. In the absence of public utilities, homes and businesses must obtain a safe water supply from the ground and dispose of waste within the ground. Their ability to do so depends upon the characteristics of the soil and the intensity of the use . The map, entitled "Advanced Soil Survey", indicates the soils of the Township according to four classifications: sand, sandy loam, loamy sand and loam. Other categories include "disturbed land" - a miscellaneous land type which includes areas with little or no earthly material, areas artificially filled with trashy material, areas where the materials are too varied to estimate their properties, borrow pits, borrow areas, and cut and fill areas which have been filled with earthy material, then smoothed (i.e., expressway interchange areas). "Urban 1ands are those areas covered by streets, parking lots,buildings and other structures to the extent that they obscure or alter the soil in at least 80 percent of the area. In effect, the urban land areas are so extensively developed that it is difficult or impractical to investigate in detail. The areas shown symbolically as "sand spots" are areas less than three acres in size which have sand or loamy sand characteristics. In all cases, this information was supplied by the U.S. Department of Agriculture, Soil Conservation Service, in conjunction with the Bay County Soil Conservation District and the Bay County Regional Planning Commission . II The "Soils" map readily indicates that most of the Township is made up of loamy soils, accounting at least in part for the productive agricultural lands. Sandy areas are found in the Kawkawlin area as well as isolated areas in the southcentral, central and northeastern parts of the Township . Sandy loams are even more scattered and isolated although they are generally found in the central and northern portions of the Township. Loamy sands, on the other hand, are generally confined to the upper reaches of the Kawkawlin River, although some areas are located around Kawkawlin. A rather large area of loamy sand is also found in the southcentral region • 27 �I I I I I I I I I I I I I I I I I I I ~ ~ MONITOR TOWNSHIP ,.- BAY COUNTY MICHIGAN ,. 0 f- 0 a:: ADVANCED SOIL SURVEY ~ SANO =::::J SANDY LOAM =:=::i LOAMY SAND ===LOAM ' -=:-J DISTURBED LAND ..::::::::::i uRBAN LAND ·> SAND SPOT UL □[ □[ EXISTING LAND USE • SINGLE FAMILY RESIDENTIAL • ' MULTl• FAMILY RESIDENTIAL Q MOBILE t-tOME ... PUBLIC, SEMl•PUBLIC 0 COMMERCIAL ■ INDUSTRIAL N ..., ' • .... .... FUT PREPARED BY BAY COUNTY • ZONING a PLANNING COMM JUNE 1975 WIWAMS .WORKS �I -i With few exceptions, the soils of Monitor Township have varying characteristics in terms of permeability, water table, and their respective limitations to development. Generally speaking, slopes are less than six percent while permeability ranges from less than one inch to twenty inches per hour. Permeability, of course, has to do with the ability of the particular soil to accept the downward movement of water and other fluids. This relates directly to a soils suitability for septic tanks and tile fields. Also important in this respect is the depth of the water table and whether or not it is low enough to permit the trouble free operation of individual septic systems. Taken together, these characteristics establish limitations to development. Exhibit A in the Appendix contains a listing of the respective limitations to development as well as additional information relative to the aforenoted soils . II • • • • Contrary to the general belief of many people, individual septic systems are not designed or suitable for urban development. The septic system (that is, septic tank and tile field) was originally developed to permit rural farms and seasonal residences to have the convenience of indoor plumbing and bathrooms. They have also been found to be generally satisfactory as temporary facilities in proper soils where public utilities are eventually planned. However, the great quality of water used by the modern family often exceeds the capacity of a septic system and the soil, especially where a number of families locate close together. Septic system failures are approximately 50 percent over the first ten years of operation. As state and federal pollution controls continue to increase, the suitability of septic tanks and tile fields will continue to decrease. It is, therefore, in the best interest of the Township to direct as much growth as possible into planned utility service areas. This would accomplish several purposes: 1) preserve and maintain the present water quality of the outlying areas; 2) increase the economic feasibility of public sewer and water systems by increasing the number of customers; and 3) decrease the pressure on prime agricultural lands for non-agricultural development. ·Agri cultura 1 Lands The shaded areas on the map, entitled "Agricultural Lands", are those lands which are considered to be "prime agricultural lands". While the productivity of a particular parcel depends 28 �I I I to a great extent upon the operator and his agricultural practices (i.e., installation of tile, application of fertilizer, degree of mechanization, etc.), the areas shown on this map have a history of consistently high production as determined by members of the Planning Commission. These members were persons familar with all portions of the Township and possessing a background in farming or farm-related activities. From this map it is relatively apparent that only small portions of the Township are not suitable for farming. It is also readily noted that even relatively small parcels in the more built-up areas are still being farmed. For the most part, the non-productive agricultural lands are either tree covered, low lying and swampy, or sandy in nature. It is also interesting to note that a rather extensive amount of nonfarm development has taken place along section line roads in the outlying, rural areas. In many cases this has taken place at the expense of good agricultural l~nds. On a parcel-by-parcel basis, the loss of farm lands seems inconsequential; however, when this practice is multiplied throughout the Township, the full impact amounts to a loss of hundreds of acres of irreplaceable farmland. With the rest of the world increasingly more dependent upon the United States for food production, continuation of this trend could be tragic. It is in the long-tenn interest of the Township to direct future growth into those areas where the soils and natural features are not well suited for farming. With careful planning and proper architectural and engineering designs a home can be built in practically any location, on any soil. The same cannot be said about profitable farming. Only certain soils can grow the food and fiber needed for present and future generations. Once this valuable land is corranitted to homes and other non-agricultural uses, it is, for all practical purposes, lost for farming use. With careful and logical planning the Township can direct most of the future growth into areas where utilities are more economical and other urban services can readily be provided. This would also serve to reduce the development pressure on "prime agricultural lands", thereby resulting in a minimal loss of this valuable natural resource. If done properly, this process should not place inequitable burdens upon any particular property owner. Farming is an important mainstay in the economy of the Township and should be protected from unnecessary harm. 29 I -- I I I I I I I I I -I - �• •II ::,- \.. 1 r MONITOR TOWNSHIP BAY COUNTY MICHIGAN II Iii II AGRICULTU RE LANDS 111 0 EXISTING LANO USE • SINOLE FAMILY RE.SIOl!:NTIAL • ' MULTI •FAMILY RESIDENTIAL Q MOBILE. HOME .. PUBLIC. SEMI-PU9LIC D COMMERCIAL. ■ INDUSTRIAL N ... BAY COUNTY • K N s i • """ ,000 ~l.lT PREPARED BY ZONING 8 PLANNING COMM JUNE 197et 1W1LUAMS _ ,__ ,a. _wo _ R.Ka _ �As shown on the map, less than 17,050 acres are considered "prime agricultural lands". Some of this land will give way to urban development, especially in the southeastern parts of the Township. The challenge will lie in the ability of the Township to preserve these lands in the outlying areas those areas removed from the urban community. Utilities To a developing community with urban densities, utilities particularly sewer, water and storm sewers - play a central and import~nt role in the rate and extent of development. Although gas, electric and telephone service are also important, the primary focus of this discussion will be on public sewer and water service because these are the utilities which the Township, as a governmental unit, can most readily provide. They are also highly important in attracting and accommodating new growth. It has been noted in previous sections of this document that soils are generally conducive to farming, although they may not be ideal for the proper operation of private septic systems. It has also been noted that groundwater supplies are often of poor quality and unfit for domestic consumption. The map, entitled "Existing Utilities", shows the size and location of existing water and sewer lines as they are presently located in the Township. It is interesting to note that water lines and water service districts are extensive and rather wide-spread. This is in contrast to sanitary sewer lines which are restricted to the extreme southeastern portion of the Township. In fact, the sewer lines are limited solely to the northeast quarter of Section 37. With the exception of the treatment provided by the Monitor Sugar Company, this is the only area of the Township which has public sewers. The balance of the area is served by individual septic tank systems. The existing sewer system was originally constructed in the early 1960 s. Basically it consists of 6 and 8 inch gravity sewers which serve approximately 250 customers in and around Mutual Subdivision and the surrounding area. This system is connected to the Bay City collection system by way of a 12inch gravity sewer at the intersection of Euclid and Ionia Streets. Much of this area is also served by a separate storm water sewer system. From the Euclid Avenue area, Monitor Township's domestic waste is treated at the Bay City Treatment Plant for eventual discharge into the Saginaw River. 1 30 �The Monitor Sugar Company treats its process waste by means of an aerated lagoon and settling pond system. Wastewater from this system is discharged to the Columbia Drain which is a tributary of the Squaconning (Dutch) Creek. From there it flows into the Saginaw River and Saginaw Bay. The effluent discharges from the Sugar Company correspond to the beet processing period of November through February . As noted above, the balance of the Township relies upon individual septic tank systems for the treatment of domestic wastewater. Due primarily to the poor drainage characteristics of the soils in many areas of the Township, many septic systems fail to operate properly - thereby resulting in drainfield failures. In addition, the capability of the soils to provide adequate treatment of septic tank wastes is exceeded in some of the more densely developed areas. Because of this, the existing septic systems are not capable of providing adequate treatment to all of the wastewaters. This situation becomes even more critical during periods of heavy rains and spring thaws - times during which the soils are saturated with groundwater. As a result, the drainage system often fails to operate effectively, resulting in inadequate treatment of the wastewater. There are at least several cases where septic effluents percolate to the surface; and in at least one case, the Bay County Health Department has halted the development of a single family plat because of poor percolation rates. This situation could become especially critical in the more developed areas as continued use of septic tanks concentrates waste material in a relatively small area. In order for the Township to continue to grow as it has in the past, it is essential that it develop a sanitary sewer system. Township officials have recognized this situation; and at the time of this writing, they are in the process of completing the first step in an areawide wastewater collection and treatment plan. In contrast to the limited sanitary sewer service available in the Township, there is a rather extensive network of water lines owned and operated by a number of municipalities and water supply agencies. It would appear, at first glance, as though water service to Monitor Township residents has developed in a rather haphazard manner over a number of years. The Midland-Saginaw Water Authority supplies water to residents along Three Mile Road, north of Midland Road, by way of a 48inch transmission main. This line also supplies water to the Kawkawlin Metro Water District which treats the unfiltered 31 I I ~ I I I I I I �MONITOR TOWNSHIP BAY COUNTY MICHIGAN EXISTING UTILITIES WATER LINE SAGINAW RAW WATER LINE MIDLAND RAW WATER LINE BAY CITY WATER I INE SAGINAW-MIDLAND RAW WATER LINE WATER SERVICE DISTRICTS 0 SANITARY SEWER LINE EXISTING LAND USE ••• Q • • D SINOL.E !S'AMILY RESIOl!:NTIAL MULTI • FAMILY RE.SIOENTI A L MOBILE HOME. PUBLIC , Sl!:Ml·PUll!!ILIC COMMERCIAL. INDUSTRIAL N ""' !• ,uT PREPARED BY BAY GQ UHTY ZON I NG & PL ANNI NG COMM JUNE 197, ----"--W1U1A.M • l"woA.K1 �• water at a filtration plant on Old Beaver Road near the Kawkawlin River. From there it is distributed to its customers. This water district is shown as a shaded area on the 11 Existing Utilities" map. In addition to the Midland-Saginaw Water Authority, the City of Midland has allowed the residents on Midland Road and North Union Road to tap directly into a 36-inch transmission main on Midland Road and a 48-inch transmission main on North Union Road. Both these lines come off the 48-inch Midland-Saginaw transmission main located along Three Mile Road. Pressure is provided by a pump station located immediately north of the Township Hall. The City of Saginaw also allows residents along Three Mile Road, south of Midland Road, to tap directly into a 36-inch transmission main. Prior to 1966, this transmission main carried raw water. After that date, the City reversed the flows by installing a new 48-inch water transmission main and began supplying filtered water in the 36-inch main. In addition to serving the residents along Three Mile Road with filtered water, Saginaw also supplies several districts in the east central and southeastern portions of the Township. Bay City is the fourth source of water supply, particularly in the subdivisions located in the southeastern corner of the Township. In this case, the Bay County Department of Public Works acts as the operation and maintenance agency for those lines serving the several water districts. The DPW also operates and maintains other lines in outlying portions of the Township. This includes the transmission main along Salzburg Road as well as lines along Fraser, Mackinac, Wheeler, Wilder, Three Mile and Midland Roads. The multiplicity of water lines and supply agencies has resulted in very complex and difficult administrative problems for the Township. Perhaps more importantly, the presence of public water in outlying, rur·al areas, tends to encourage non-agricultural growth at the expense of agriculture lands. Without these water lines non-farm residents would tend to locate in water service districts simply because of the presence of good water. To a degree, the absence of water lines in the outlying areas would act as a natural growth directive. As it is, the Township must place increasing reliance upon planning, zoning, subdivision controls, and other regulatory measures to limit non-farm development in these "prime agricultural lands 11 • 32 \ �Transportation and ETrcul ati on The term "transportation" includes all modes of moving goods and people. In Monitor Township, the reference is to streets, roads, freeways, railroads and airports. Circulation, on the other hand, refers to the access provided by the transportation system. The Tri-City Airport has been discussed in the context of the "Regional Setting" and will not be reiterated here. Suffice it to say, the Airport is a major asset to the Region as it provides quick access over long distances. Within the Township, it can be anticipated that Mackinac and Hotchkiss Roads will carry the bulk of the ground transportation traffic to the Ai rport. It can also be anticipated that the railroads will play an important role in the future growth and development of the Township. At present, there are a number of lines of the New York Central Railroad (also referred to as the Penn Central Railroad in other maps and documents). One branch of the New York Central runs parallel to and slightly north of Midland Road. Another crosses the extreme southeastern tip of the Township in the area of Monitor Sugar Company. The third branch is located between Old Kawkawlin Road (AuSable State Road) and M-13 in the Kawkawlin area. In all cases, these lines are limited to freight service; passenger service is not available. The east-west line is important in that it is available to haul freight between Bay City and Midland, particularly the port facilities available on the Saginaw River with the industrial facilities in Midland. The branch in the southeast corner of the Township is also important in that it provides rail service to Monitor Sugar Company and surrounding industries. The line through the Kawkawlin area is of less importance to the Townships since it does not serve major industrial firms. However, this is not intended to discount its importance to other areas or industries. Over the past several years, there has been considerable discussion relative to the abandonment of so-called "unprofitable railroad lines". At one point the U.S. Department of Transportation (DOT) had recorrmended that the New York Central/Penn 33 • • • • • • • •~ �• Central east-west line be abandoned because the Federal government considered it an excess line. That is to say, it was considered either a duplicate feeder line or unnecessary to serve those points recommended for service in the area. Since this time, however, the State has advocated that this line be incorporated into the Con Rail system. Although final decisions are yet to be made in this regard, it can be anticipated that this line will continue to provide freight service through the area. One cannot be as optimistic for the other lines in the Township. It has been recommended that the New York/Penn Central line through Kawkawlin be abandoned because it duplicates the service provided by the Detroit and Mackinac line located slightly to the east. While this would not be detrimental . to Monitor Township, it could have a significant impact on communities in northern Michigan since this line continues to Mackinac City and St. Ignace. If, in fact, this railroad is eventually abandoned, it would open possibilities for open space trails and linkages in the abandoned corridor. The major transportation concern at the local level has to do with the networks of streets and highways, particularly primary and secondary roads. In Monitor Township, the paved primary roads include: Hotchkiss Road from I-75 to Mackinaw Salzburg Road from Euclid Avenue to Mackinaw all of Midland Road all of Wheeler Road all of Seven Mile Road Mackinaw Road from Midland to Hotchkiss Three Mile Road from Midland to Salzburg Two Mile Road from M-13 to Midland Euclid Avenue from Salzburg to Hotchkiss and Old Kawkawlin Road Generally speaking, all of the aforementioned roads are located within 66-foot rights-of-ways. The remaining roads throughout the area are either unpaved primary roads or local (secondary) roads. In total, the combination primary and secondary roads are well spaced along section lines and provide fairly convenient access to all points in the Township. Neither the freeway system nor the Kawkawlin River present insurmountable obstacles to accessability. 34 �In addition to the primary and secondary road system, the Bay County Road Commission has designated a network of all weather roads which are designed to acco111Tiodate truck traffic on a year-round basis. Class A roads - those designed to accommodate a maximum of 32,000 lbs for a tandem axle assembly are: Wheeler Road Midland Road Salzburg Road from Mackinaw to Euclid Seven Mile Road Old Kawkawlin Road Eucli~ Avenue from Salzburg Road to a point 1/2 mile south Class A all season roads include only Wilder Road, from the 1-75 interchange east. The remaining roads are classified as Class B, intended for a maximum tandem axle assembly of 26,000 lbs. Also of concern at the local level are the so-called local or secondary streets; the streets that provide property access, particularly in platted areas. They are of special concern in Say County because for many years only minimal standards of design and construction were required . As a result, there are many miles of gravel streets without adequate drainage, particularly in subdivided areas. Since the time of platting of most of these areas, the County Road Co111Tiission has revised its standards and now requires paved streets and positive drainage. This will improve the situation as unplatted land is subdivided in the future. However, there remains a problem with existing subdivision streets which need consider•· able improvement. At the regional level, the State and Federal highway systems enter the picture; of course, here the reference is to I-75, US-1O, US-23, M-13, and M-84. With the exception of M-13 and M-84,these are limited access freeways which provide relatively high speed (55 mph) travel into and through the region. The Township is fortunate in that the freeway system does not substantially hinder local highway or property access. Still there are a number of local roads which dead end at the freeways (Eight Mile, Fraser, Fisher, Boxman, and Two Mile). Others, specifically Townline, Four Mile and Three Mile, have been realigned into other roads to provide access across 1-75 and US-1O. These dead ends and realignments require some 35 • -~ ~ ~ ~ - �inconvenience on the part of local travelers; however, at most, this involves a distance of less than two miles. Other areas in Bay County and around the State have suffered greater losses at the expense of the freeway system. The importance of an adequate system of roads cannot be over emphasized for it plays a vital role, not only in the economic health of a community, but also in its attractiveness as a living area. In cases such as Monitor Township - a Township close to large urban areas - the ability to move quickly and comfortably into and throughout the area is uppennost in the minds of those making location decisions. Also, as people continue to leave crowded core cities in search of less hurried and more peaceful surroundings, industries will and are doing the same - not only because their labor force has done so, but because modern manufacturing techniques require single story operations on large lots which are becoming increasingly more difficult and expensive to achieve in the core city. In addition, as the population increases in the Township, traffic on major streets will increase. Monitor Township can control growth and development within its corporate boundaries, but the Township has no control ~ver that portion of the highway system outside its limits. For that matter, it has little control over the system within its limits. These facts necessitate close coordination and coordination and cooperation with the County Road Commission and wise use of the Township's road improvement funds. Full interchanges are provided at Wilder and Mackinac Roads. This is in addition to the interchange at M-84, one-half mile south of Hotchkiss Road in Frankenlust Township and the interchange at Beaver Road in Kawkawlin Township. Overpasses or underpasses are provided at Mackinaw (at 1-75), Wheeler, North Union, Midland, Salzburg, Hotchkiss, Seven Mile and Three Mile Roads. Although the freeway system does not present a major obstacle in tenns of local property access, it is emphasized that there are only two points in the Township where freeway access is available. It can be anticipated that these areas will come under increasing development pressure as time goes by. In fact, a number of development projects have already been proposed for these locations. 36 �CoITmunity Facilities Some communities stand out over others as more desirable places to live because they offer an added dimension in the total quality of living. This added dimension takes the fonn of pleasant and attractive parks and recreation areas, good schools, well stocked libraries, adequate police and fire protection, well maintained cemeteries, convenient and accessible government centers, and a wide spectrum of religious and fraternal organizations. In a word, this dimension11 adds up to - coITmunity facilities. 11 Monitor Township has a number of corrrnunity facilities within its corporate limits. Of major concern to most residents are the schools. The Township is part of the Bay City School District and is the site of a number of elementary and middle school facilities. They include: 1. West Kawkawlin School -- a K-5 elementary facility on Old Beaver Road west of the River. This site encompasses approximately ten acres and had a 1976-77 enrollment of 186 students. There are no improvements planned for this facility in the short-range future. 2. Webster School -- a K-5 elementary school on Midland Road at Mackinaw. This facility occupies a relatively small site of two acres with a 1976-77 enrollment of 183 students. The School District plans to continue Webster School for the next two or three years. After that time it may be abandoned as a school site and available for other uses. 3. McAlear-Sawden -- a middle school occupying a fifteenacre site on Midland Road west of Three Mile. Six hundred seventy students in grades 6-8 were enrolled in 1976-77. The School Board plans to add a science room and gymnasium in the near future. 37 �I • • • 4. Baxman School -- a K-5 elementary school on a 3.5 acre parcel located directly across from the Township Hall on Midland Road at Three Mile . Current enrollment stands at 314 students. Due to site limitations there are no current plans for expansion . 5. MacKensen School -- a K-6 elementary school at Salzburg Road and Two Mile. This school occupies a site slightly in excess of four acres and had a 1976-77 enrollment of 402 students. The largest educational facility in the Township is the BayArenac Skill Center located between Two Mile and Monitor Roads, south of Wilder. The Skill Center occupies approximately 120 acres and provides technical and vocational skill training for residents throughout the Bay and Arenac County area. It also merits noting that the fonner East Kawkawlin School - an elementary facility on a two acre site in Kawkawlin at Old Beaver and Monitor Roads - is now being leased to a mental health agency. While no longer a public school in the sense that it is not operated by the Bay City School District, this facility still holds considerable potential as a neighborhood park and recreation site. The existing school facilities are generally well distributed throughout the Kawkawlin and developing areas of the Township. It should be noted that school children on the western extremities of the Township are relatively close to elementary schools located in and around the City of Auburn. In addition to the public schools there are a number of parochial schools in and around the Township. Trinity Lutheran Church, located on Salzburg Road at Eight Mile, operates a moderately sized school and there are other such facilities in relatively close proximity to the Township. It should be noted that no senior high school facilities are located in the Township proper. John Glenn High School is situated in Bangor Township and Handy High School is also relatively close to the Township. The most recent high school addition to the Bay City system is Bay City Western on the western edge of Auburn. Given the distribution and close proximity of these high school facilities, it is doubtful that Monitor Township will see the location of a high school within its corporate boundaries. 38 �Most of the public schools occupy small sites of five acres or less. Only West Kawkawlin (10 acres) and McAlear-Sawden (15 acres) have enough land to accoJl111odate building expansion and playground improvements. Ideally, it is in the best interests of both the Township and the School Board to combine recreational facilities on a school site and share in the cost of maintenance and improvement. Such 11 schoolparks11 first gained popularity in Illinois in the 1930 ' s and has since spread throughout the United States and Canada. The concept itself is based on the principle that both the school system and the governmental unit recognize the value of recreation and attempt to provide the same . Education, as well as organized recreation, strive to obtai'n the same results - healthy activities which help prepare a child for a useful adult life. Certain phases of physical education and recreation often make use of the same facilities, the same equipment, and possibly even the same instructional personnel. It is logical then that these two agencies should be located in close proximity to each other. Most schools, especially elementaries, have only limited recreational equipment and School Boards have limited financial resources. Furthermore, it is difficult to justify large capital expenditures and maintenance costs when the facilities will only be used during a nine-month school year. On the other side of the coin, the Township Board is in a somewhat different situation. It too has recognized the value of public recreation and it too has limited financial resources. In order for the Township to provide recreational facilities, it would have to acquire, develop and maintain separate sites. Most of these sites would be far removed from any school building and the facilities would be used only during off-school hours or vacation periods. It therefore makes good sense to combine recreation areas on school sites and share in the cost. Since the location of schools, in particular elementary schools, are predicated upon the same factors as those of neighborhood playgrounds, it seems only natural that the agencies responsible for their construction should combine in the acquisition, development, and maintenance of these areas and create school-parks. Although only West Kawkawlin and McAlear-Sawden hold this potential, the Township should pursue this concept with the School Board, especially as budgetary constraints become more critical. 39 �I I I I I • • • • An increasingly important aspect of community facilities are the availability of park and recreation areas to Township residents. Aside from the facilities at the forenoted schools, Township residents can only avail themselves of two public, semi-public recreational facilities in the Township proper. The first, White Birch Golf Course, is an 18hole course in the northwestern portion of the Township. Occupying approximately 100 acres, the golf course is open to the public and provides a recreational dimension that is lacking in many communities. The other facility is Monitor Township Park, a 22-acre recreation area located on Three Mile Road north of North Union Road. This facility was developed through the auspices of the Bay County Recreation bepartment ·utilizing state and federal grant programs. At present, the Park includes two baseball fields, restroom facilities, and related parking. Future plans include the addition of a lighted ballfield, lighted tennis courts, and a lighted ice skating rink. With the addition of these facilities the site will be largely developed and the Township will be forced to look for other sites for recreational development . It is important to point out that, due to the topographicgeographic nature of the Township, water oriented recreational opportunities are severely limited. This does not discount the opportunities presented by Saginaw Bay which is only a matter of several miles from the Township. Still, for small children and the less affluent without transportation, the opportunity to swim, fish and go boating is severely restricted. This could be considered a major deficiency in the local recreation program. There also remains a need for a large community park - an area where a family could picnic and play as a family unit. The Township Hall is located on a two-acre site on the northwest corner of Midland and Three Mile Roads. The facilities here include administrative offices, fire fighting equipment, and a large hall for receptions, senior citizens activities, and official Township business. The Township also owns approximately one-half acre directly across the street which is utilized as parking; both for the Township and Saxman School. The Hall and Fire Station are generally well located in relation to the north, east and central populated portions of the Township. However, as the area south of US-10 and east of I-75 continues to develop, there may be a need for additional governmental facilities, particularly fire fighting equipment. 40 �-------.. The Township is a member of the Bay County Fire Fighters Association which includes all the governmental units in the county except Bay City. As a result of this Association, the Township has reciprocal response agreements with the surrounding communities, thereby providing reasonable response time to most parts of the Township. It merits noting that the Township is currently operating a 15 acre landfill in the area of North Union Road between Seven Mile and Fraser Roads. Although the landfill is not licensed by the State, it continues to operate until the County implements a County-wide solid waste disposal program. As the Township landfill is phased out the Township should consider other community uses for the property. With frontage on the Kawkawlin River, it is possible this area could provide some much needed water orientated recreational opportunities. Community Attitudes In order for a community to experience any substantial degree of growth, it must possess and maintain a positive attitude - not only on the part of its public officials and community leaders, but also in terms of the general populace as well. This attitude can be as essential as many of the attributes discussed in previous sections of this report. It is evidenced by a willingness to cooperate, to welcome new people to the area, to be progressive and open to a new growth and development. The Planning Commission measured this attitude by means of a land use attitude survey. It found that the residents of Monitor Township were receptive to additional growth but they wanted proper and adequate controls in order to maintain a high level of quality; that is to say, they don't want to shut the door to new development nor do they want growth at any cost They want new developments that will maintain its value over the years. The questionnaire form and a summary of the responses are reprinted in the Appendix of this report. It is there for detailed analysis if the reader so desires. The intent here is to highlight only the more significant aspects of this information. 11 11 • 41 �-----------------I, I I I I I • • • The first series of questions had to do with the general characteristics of the person (family) returning the questionnaire. A quick profile of the majority of the responses reveals that: * the largest single portion of the families ranged in size from three to four persons; · * seventy-five percent of the families have four persons or less; * the Township is made up of relative newcomers and persons who have lived there for many years; * a fifth of the population has lived in the Township three years or less, another fifth have lived there 26 years or more (nearly 50 percent of the population has lived in the Township a decade or less); * approximately the same proportion live in subdivisions and rural areas; * less than five percent reside in mobile home parks; * they move into or stay in the Township because they prefer rural living or are within corranuting distance of Bay City, Midland, or Saginaw; * they own their own home; * almost 45 percent of the principle wage earners work in Bay City while slightly less than 17 percent corranute to Saginaw; * the proportion that work in Midland vs. the Township is nearly equal, being in the range of 12 percent; * one out of every four principal wage earners are employed in the skilled trades (i.e., craftsman, foreman or skilled tradesman); * nearly one third are considered professionals or managers administrators; only 4.2 percent consider farming their occupation (this figure would reflect an increasing nationwide trend towards larger, more mechanized farms with fewer farm workers). 42 �The second set of questions had to do with Residential Attitudes Here is was revealed that two-thirds of the population are not opposed to encouraging new residential developments. Yet it is significant to note that the remaining one-third is opposed to such developments. It ~ould be assumed that this portion of the residents prefer a status quo situation . When asked what type of development should be encouraged, 77 . 6 percent of the respondents replied they should take the form of single family homes. The remaining 22.4 percent were split between apartments and mobile homes. In a related question, nearly 90 percent of the respondents felt that mobile homes should be restricted to mobi-le home parks and that such parks should be located -in ootlying areas. 11 11 • There were divided opinions on the question of encouraging low income and/or senior citizens housing. Sixty percent of the respondents felt that the Township should encourage low cost housing for senior citizens; however, nearly 90 percent were negative with regard to low cost housing for low income families. Finally, with regard to residential attitudes it is noted that the majority of the people responding to the questionnaire felt that new subdivisions should be located adjacent to Bay City. When asked where they would prefer to live, 46 percent preferred a large parcel away from community facilities while 42 percent prefer a smaller lot in a residential area close to community facilities. Part Three dealt with "Commercial Attitudes in an attempt to determine the commercial needs of Township residents and their preference toward future commercial development. It was found that two-thirds of the residents feel shopping facilities in the Township are adequate. Yet slightly more than 75 percent make major shopping trips outside the Township at least once a week. Among other reasons it could be surmised that this is due to the absense of a full-time grocery store or other basic commercial facilities. 11 11 11 Most of the residents do their shopping in Bay City; however, a significant portion travel to Saginaw or Fashion Square Mall for major shopping trips. When asked if the Township should encourage more commercial development only 55 percent responded in the affirmative. The second half of this question had to do with the type of corrrnercial facilities which should be encouraged. Here it was found that a third preferred commercial facilities in the form of "shopping centers while nearly 25 percent were inclined 11 43 �I I I I I • • toward "neighborhood convenience centers. 11 Very few residents favored a strip pattern of commercial facilities along major highways. The Planning Commission feels it is significant that only a slight majority indicated the Township should encourage more commercial development. This has led the Commission to take a very cautious attitude relative to the location and spread of commercial facilities. In summarizing the response relative to 11 Industrial Attitudes 11 , it was learned that Township residents favor more industrial development in the fonn of light manufacturing and warehousing ing. This should take place in the area of freeway interchanges and locations where railroad access is available. Here again the residents indicated the Township should take a very cautious attitude toward more industrial development. In a final series of questions Township residents were asked their attitudes toward recreational opportunities. Here it was learned that three out of every four residents feel more recreational facilities should be provided. Approximately 25 percent felt the Township should provide these facilities, a similar amount felt it should be the responsibility of the County, a somewhat smaller proportion felt this responsibility should be left to the State, and a significant proportion (15 percent) felt it should be left to private enterprise. When asked what type of recreational facilities were most needed, the responses were well-distributed between active, passive and special use facilities. This would indicate that there is a general need for more facilities of all types. Slightly more than 75 percent of those returning the survey felt that the Township should require recreational sites in advance and a similar proportion felt the Township should require subdividers to reserve a portion of their developments for neighborhood parks. The final question related to 11 General Attitudes 11 toward growth and asked, 11 What improvements, if any, do you feel are necessary to make the present land use controls more effective?". Here the responses were evenly distributed between land use planning, land use zoning, subdivision regulations and building code enforcement. These responses are viewed by the Planning Commission as being supportive of their efforts with the understanding that such efforts should continue with renewed vigor in the future. From these responses and the apparent conservative attitude toward future growth the Planning Cowmission interpreted an attitude of cautious optimism. Basically,the Corrrnission felt the residents were saying they were relatively satisfied with 44 �the present situation and would like to maintain, if not improve, the present quality of development. In effect, the residents are saying 11 We know additional growth is going to take place, but we want to accorrmodate it in a manner which is logical, systematic and reflective of present standards of quality. 11 • This General Development Plan is intended to accomplish just that. 45 �GOALS AND OBJECTIVES �I I GOALS AND OBJECTIVES I Goals are statements that physically shape the land use plan statements which put the Township on record concerning the future growth and development of the community. Objectives, on the other hand, are the 11 ends 11 which will be accomplished as the land use plan takes effect and the goals are met. The Planning Commission has the responsibility as appointed representatives of the conmunity to prepare and adopt a set of goals which it felt reflected the values and desires of the residents. Through this process the people, in effect, design the .land use plan •. I -I • • The following goals and objectives were adopted by the Planning Corrmission as a statement of the direction the Township will take as the Plan is implemented. They will also serve as guide posts for the Township Board and Planning Commission as they evaluate development proposals and rezoning requests and undertake various public improvements. In the absence of specific statements in the Plan relative to a particular situation, the Board and Corrmission can, and should, constantly ask: 11 Is it in line with the adopted goals and objectives of the Township?" . Economic Growth and Development Goal: - It is a goal of the Township to preserve productive agricultural lands to the maximum extent possible. Objectives: * Maintain the agricultural sector of the local economy in a healthy and productive condition and at the same time insure future generations of adequate supplies of food and fiber. * Protect productive farm lands from urban encroachment and indiscriminate development. 46 �* Preserve farm lands as open space for the enjoyment of future generations. Goal: It is a goal of the Township to promote orderly industrial development and expansion. Objectives: * Increase local industrial employment opportunities. * Develop a more stable, diversified, and efficient economic base. * Increase the industrial tax base of the Township. * Promote and encourage the development of "industrial parks" in convenient, efficient, and fully improved locations with good accessibility and protection for nearby uses. Encourage and cooperate with existing industries in expansion plans to the maximum extent possible. * Cooperate with county and regional industrial development agencies in promoting industrial development in the area. Goal: It is a goal of the Township to insure the proper use and development of the various expressway interchanges as they are located in the Township. Objectives: * Recognize the development potential of lands surrounding the interchanges and maximize their use consistent with sound planning principles. 47 I I I I �I II • • Satisfy the needs of expressway travelers through the development of highway oriented facilities . * Land Use and Development Goal: It is a goal of the Township to maintain the present ruralsuburban atmosphere to the maximum extent possible. Objectives: Preserve the "grass roots" feeling and the "rural living" qualities desired by area residents. * * Preserve those qualities that have made Monitor Township a desirable place to live while eliminating the negative aspects. ... Goal: It is a goal of the Township to direct future intensive growth into designated growth areas. Objectives: * Actively promote the construction, expansion, and improvement of public water and sewer systems within designated growth areas in order to prevent public health problems and encourage proper development. * Direct residential subdivisions and corrmercial and industrial development (as appropriate) into public sewer and water service areas in order to maintain high water quality standards, protect the natural environment, and provide economical ut i1 i ty service. 48 �* Direct future intensive growth into locations close to schools and parks, medical care facilities, police and fire protection, and other corrmunity facilities. * Discourage strip commercial development along major highways unless proper site and highway designs are incorporated. * Reserve outlying areas for agricultural and rural residential uses. It is a goal of the Township to encourage sound commercial development in convenient and logical locations. Objectives: * Reserve appropriate sites for corrmercial development, sufficiently large to accommodate future growth and expansion while minimizing potentially negative impacts upon adjacent uses. * Provide convenient and attractive shopping opportunities with adequate off-street parking. * Maintain opportunities for commercial ventures with reasonable assurance of economic stability. Housing and Residential Development I Goal: It is a goal of the Township to insure an adequate supply and variety of housing types within the income limitations of all residents. 49 I I I I I �I I I I I Objectives: Reserve sufficient land for future one and two family homes, multiple family dwellings, and mobile homes in convenient, economical, and environmentally sound locations. * Stage residential growth in such a manner as to conserve land, prevent patterns of incompatible land use and, at the same time, develop a hannonious blend of one and two family, multiple family, and mobile home park areas. * Recognize the housing needs of senior citizens and encourage programs which satisfy their needs. * Goal: • It is a goal of the Township to maintain and improve housing conditions throughout the Township. Objectives: Improve living conditions and physical well-being. * * Improve and stabilize residential property values. * Insure proper enforcement of the Building Code and other applicable housing codes. Goal: It is a goal of the Township to direct mobile homes into mobile home parks. Objectives: * Control indiscriminate sitings of individual mobile homes on scattered lots. 50 �* Recognize and protect the integrity of single family residential neighborhoods. * Provide minimum safety standards and recreational facilities for mobile home residents in the form of storm shelters, tiedowns and anchors, and recreation areas. * Reserve adequate and appropriate lands for mobile home parks. * Encourage the economic profitability of mobile home parks. Goal: It is a goal of the Township to guide the majority of future residential growth into logical neighborhood units within utility service areas. Objectives: * Develop a pattern of coordinated and pleasant neighborhoods, centered around elementary schools, neighborhood parks, or community centers. * Stage future residential development in such a manner as to promote timely and economical utility line extensions, road improvements, and other public improvements, consistent with the financial resources of the Township. * Encourage residential neighborhoods in fully improved subdivisions with full services, close to community facilities, schools, and shopping opportunities. * Require developers to install necessary public sewer, water and storm drainage systems as determined by the Township Board and Bay County Health Department. * Encourage developers to reserve a portion of developments for future parks, schools, and other public facilities. 51 I I I • •I •I �* Channel through-traffic onto major thoroughfares that border, rather than divide, residential neighborhoods and, at the same time, develop a system of internal collector streets which interconnect neighborhoods and accollll1odate tnternal through-traffic. Transportation and Circulation Goal: It is a goal of the Township to develop a coordinated network of major streets and highways. Objectives: * Provide a transportation system which will facilitate the movement of vehicular traffic in a safe, convenient and economical manner. * Alleviate congestion on Midland Road, Euclid Avenue and other major streets. * Lessen the conflict between pedestrians and motor vehicles. * Develop a major street system which borders, rather than divides, residential neighborhoods. * Provide a truly coordinated and economical plan for improving local roads. * Utilize local roads and road improvements as a means of directing future growth into utility service areas. Goal: It is a goal of the Township to encourage continued operation and expansion of rail service in the Township and region. 52 �Objective: Continue and expand service to commercial and industrial rail users and promote rail service as a means of economic development. Goal: It is a goal of the Township to support expansion and improvement of the Tri-City Airport. Objective: Provide optimum passenger and cargo service to the region in order to maintain and expand the local econoJT\Y. Parks and Recreation Goal: It is a goal of the Township to insure a system of parks and recreation areas which will satisfy the social and recreational needs of Township residents. Objectives: * Provide active and passive, land and water oriented, indoor and outdoor recreation facilities in strategic locations for all age groups. * Encourage the utilization of state and federal grant programs for the acquisition and development of park and recreation areas. * Encourage the establishment of the school-park concept to satisfy both community and school recreation needs. 53 �Goal: It is a goal of the Township to acquire future public use sites in advance of need. Objectives: * Maximize public expenditures through early land acquisitions. * Provide inducements for residential developments. * Supply the necessary balance of social and recreational outlets important for a healthy corm,unity. Environment Goal: It is a goal of the Township to preserve and protect the land and water resources to the maximum extent possible. Objectives: * Preserve the natural resources for the enjoyment of future generations. * Provide and protect wildlife habitats. * Recognize and preserve wooded areas for their beneficial effects; erosion control, oxygen production, smog control, dust traps, water purification, noise absorbers, and timber production. * Provide visual relief in the form of natural settings and landscapes. 54 �Goal: It is a goal of the Township to prevent indiscriminate development of fragile environmental areas. Objective: Discourage high intensity development in areas with physical limitations (steep slope, poor soils, high water tables, poor drainage, flood or erosion hazard) without adequate utilities or other safeguards. Goal: It is a goal of the Township to protect and improve the natural scenic and water quality of the Kawkawlin River and other natural streams. Objective: Recognize and respect the flood plain by establishing natural vegetation areas which will: stabilize the river bank and prevent erosion; absorb nutrients from surface runoff; provide shade for proper water temperatures; and provide screening from adjacent structures. Government and Planning Goal: It is a goal of the Township to continue communication and cooperation with surrounding communities with respect to problems of joint concern and opportunities of mutual benefit. Objectives: * Provide services and utilities at the lowest possible cost to the maximum number of residents. 55 �* Combine financial and administrative resources in united efforts towards solutions to problems of common concern. * Study the feasibility of incorporating as a charter township in order to increase the level of services while maintaining a reasonable tax level. Goal: It is a goal of the Township to continually monitor development trends and conditions in order ta maintain a healthy, viable and pleasant community. Objectives: * Periodically update and amend the General Development Plan and Zoning Ordinance as conditions warrant. * Remain receptive ta new and improved development techniques. * Develop and adopt additional development controls, as neces. sary, which serve ta improve the quality of life in Monitor Township. 56 �PLANNING DIMENSIONS �I I I I I I I I I •I I • • • • • POPULATION PROJECTIONS During the next 20 years, Monitor Township will continue to grow. There will be periods of fast growth and slow periods of growth. Unexpected changes in the Tri-County region may divert growth away from the Township or they may divert exceptional growth into the Township. These fluctuations cannot be truly determined with any precise degree of accuracy. Land use planning uses a tool called a "target population'' which permits the preparation of plans soundly with making impractical guesses. The target population is a reasonable estimate of what the population of the Township will be within a reasonable future period of time. The target population permits the Township to plan to accorrmodate and serve a specific number of families. Having a specific number of people in mind, it is easier to determine the amount of vacant land needed for development, the best location for this development, and the location, cost and timing of utilities, streets and services needed to serve it. If growth occurs faster than expected, the target population will be reached sooner and the Plan will have guided each new family and new improvement in a sound and coordinated manner. An enlarged Plan can then be prepared to take the Township through the next step of its development. If growth is slower than expected, the target population will be reached somewhat later. In this case, the population estimate is particularly valuable in avoiding premature public expenditures and in holding down the period of ineconofT\Y until the targeted population level is achieved . Population projections for Bay County and its sub units have been developed by a number of individuals and organizations over the past ten years. As the following table indicates, in Monitor Township, they range from around 8,800 to 12,500 in 1980 and from 10,400 to 15,600 in 1990. 57 �1995 2000 1980 1990 Black & Veatch (1958)* 11,622 13,559 Metchalf & Eddy (1965)* 12,478 Bay Regional Planning Commission (1965)* 10,333 12,210 8,739 10,452 Johnson &Anderson, Inc. (1966)* l O, 177 11,562 Michigan State Dept. of Co!l1Tlerce (1966)* 8,739 Michigan State Highway Dept . ( 1968) * 10,333 11,785 Raymond W. Mills & Assoc. (1968) l/ 11,720 15,670 8,917 10,430 Johnson &Anderson, Inc. ( 1971) 2/ 11 ,300 15,000 24,000 Bay Regional Planning Commission (1973) -y 10,871 13,924 15, 157 Prof. Goldberg, MSU (1966)* Parkins, Rogers Assoc. (1970)* 18,029 14,483 10,452 20,950 * Figures are based on county-wide projections extrapolated to Monitor Township on the basis of the Township 1 s portion of the total county population in 1970 (i.3., 8,743; 117,339 = 7.45%). l/ Monitor Township Comprehensive Community Plan, November, 1968, prepared by Raymond W. Mills &Associates, Inc. y Bay County Comprehensive Plan: Water, Sanitary and Storm Drainage Systems, Volume I, Johnson &Anderson, Inc., October, 1971 . 3/ Developed by the Michigan Department of Highways and Transportation, in conjunction with the Bay Regional Planning Commission utilizing MDOHT computer programs with modifications based on current and proposed land activity development. Source - Bay City Area Transportation Planning Study, September, 1973. 58 • �I I I I I I I I I I • •I • • • • • ~ Based on the foregoing studies, the Planning Comnission has detennined that it is reasonable to select a ta_rget population of 19,500 persons by 1995. This represents approximately 2,950 additional families over the 1976 population of slightly more than 10,000. This target population takes into account the Township's geographic location adjacent to Bay City and its proximity to the Midland and Saginaw urban areas; the presence of the freeway system, Tri-City Airport and Delta College; the vast areas of relatively inexpensive, developable land; and the existence of extensive sewer and water systems in the near future. 59 �PLANNING DIMENSIONS With the target population established, it is relatively simple to translate the number of additional families into future land needs; that is, the amount of vacant land needed for residential, conmercial, industrial, park and recreation, and other community facility areas. In order to accomplish this, however, it is necessary to make some basic assumptions relative to dwelling unit preferences, densities and other aspects of the future community. Residential Land Needs The target population anticipates an increase of approximately 2,950 new families over the next 20 years. This is based on an assumed family size of 3.2 persons per household. Although family sizes may decline further during the next 20 years, the residential land needs will be based on this figure in order to arrive at a more conservative estimate. With regard to dwelling unit preferences, the following assumptions have been made: 75% of the new dwelling units will be single family homes, 5% of the new dwelling units will be two family units (duplexes), 10% of the new dwelling units will be multiple family units (apartments, townhouse&, condominiums, etc.), 10% of the new dwelling units will be mobile homes, 100% of the new dwelling units. With approximately 2,950 new families there will be a need for approximately 2,950 new dwelling units. Furthermore, it is assumed that median densities will be as follows: 60 �I I I I I I I I I I I Single Family 3~ Two Family 2 Multiple Family 8 Mobile Homes 6 A survey of 19 of the major subdivisions in the Township indicates that lot sizes range from 8,000 to 30,000 square feet; the average being 15,000 square feet, approximately 3 dwelling units/gross acre. In anticipating residential land need, allowances must be made for those families that prefer large-lot home sites in outlying, rural locations. It is assumed this desire for 11 rural residential estates" will continue within the confines of the General Development Plan and amount to 15 percent or less of the new dwelling units. This being the case, the need for new dwelling units at the aforementioned densities will be in the range of 2,500 units. They will be allocated as follows: Dwelling Unit Type • • • •~ Dwelling Units per Gross Acre Dwelling Unit Type Preference Gross Density Gross Acres 75% 1,875 DU's 3/acre 625 5% 125 DU's 2/acre 60 Multiple Family . 10% 250 DU's 8/acre 30 10% 250 DU's 6/acre 40 100% 2,500 DU's Single Family Two Family Mobile Homes Total 755 acres Based on the stated assumptions, there will be a need for 755 acres for new residential developments. 61 �• • Non-Residential Land Needs Commercial: Conmercial facilities which serve the day-to-day needs of Township residents are largely lacking in the Township, primarily because they are conveniently available in Bay City. However, as the conmunity continues to grow and takes on an identity of its own, there will be a need for more grocery stores, hardware outlets, drug stores and the like. Because of the present dispersed shopping patterns, it is difficult, if· not impossible, to accurately forecast the exact number of acres needed for commercial uses. Notwithstanding this situation, Township residents need and deserve the convenience of well designed, properly located retail and service outlets. Some of the conmercial facilities will take the fonn of neighborhood convenience centers, relatively small corrrnercial areas with mini-markets, service stations and other so-called convenience services. These facilities will then be complimented by community-wide commercial centers - areas designed to serve the shopping needs of the community at large, thereby offering a wide range of reta-il and service products. Ideally, these conmunity commercial areas will take the form of shopping centers, integrated plazas, or shopping malls. Finally, the Township should reverse areas along the freeway interchanges for service stations,restaurants, lodging facilities and similar uses for the convenience of the traveling public. In total, the Township should anticipate a need for approximately 50 to 75 acres for commercial uses, not including highway service facilities or regional shopping malls which serve a trade area larger than the Township. Industri a1 : Once again, it is difficult to accurately assess the need for industrial land in the Township because of the dispersed employment patterns. Still the Planning Conmission has adopted a goal of promoting orderly industrial development and expansion. Among other things, this goal is designed to: increase local employment opportunities; develop a more stable, diversified and efficient economic base; and 11 11 62 �increase the industrial tax base, thereby shifting some of the future tax burden from the residential property owner. I I I I I I I I I I I I I I I I I Although it is difficult to assess the industrial needs, national standards can be utilized as guidelines. Accordingly, the following standards 5/ have been applied: Light Industry 2 ~cres/1,000 population Heavy Industry 1.Q acres/l,000 population Total 12 acres/1,000 population Total 20-year need - 115 acres SO-year need - 275-300 acres These standards are based on a 11 theoretical 11 community where 30 to 35 percent of the labor force is employed by industrial firms. This is reasonably close to the present situation in the Township. Furthermore, industrial lands should be reserved on the basis of a 50-year planning period in order to insure adequate room for expansion and protection from conflicting uses. Based on these standards, the Township should reserve a minimum of 275 to 300 acres for future industrial needs. Where possible, this acreage should be consolidated in industrial parks - areas designed for long-range industrial development. Such 11 parks 11 are so located as to have easy, convenient and year-round access, sufficient amounts of buildable land with protection from encroachment by non-industrial uses, and adequate isolation from non-industrial uses in order to minimize potentially obnoxious effects. Public utility service, especially sewer and water service, will be particularly important in the development of industrial parks. Parks and · Recreation Areas: Monitor Township presently has only limited recreational facilities. Yet, with the existing parks and recreation areas, the facilities available outside the Township (i.e. §..I Planning Design Criteria, Joseph De Chiara and Lee Koppelman.. 63 �the State Park and Game Area, Saginaw Bay, and others), and the potential for recreational development in the Township, a good foundation has been established. The following standards, taken from the 1970 Bay County Recreation Plan,should be utilized as "guidelines" when planning and developing future park and recreation areas . They have been modified to include only those facilities for which the Township, or its designated agency, should be directly responsible. That is, regional facilities such as inter-county trails, game areas and parks are not included. Neither are such facilities as golf courses or campgrounds since they traditionally are in the province of private enterprise or some larger level of government. However, cooperation and coordination should permeate all recreational facility planning. Acres/1 ,000 Population Facility Type Neighborhood Playground 1.5 Neighborhood Park 2.0 Conmunity Playfield 1.5 Conmunity Park 3.5 Total 8.5 When allowances are made for the facilities provided at Monitor Township Park (a community playfield), local needs are in the range of 150 to 175 additional acres. As noted earlier, a priority consideration should be the provision of water orientated recreation areas. As a starting point, the Township should undertake a detailed and comprehensive analysis of recreational facilities, needs and progress in the form of a separate recreation plan. Schools: Existing school facilities have been discussed earlier in the context of "Community Facil ities There it was noted the entire Township is part of the Bay City School District. In addition, only two of the five sites in the Township have sites large enough to accorrmodate any significant expansion. They are West Kawkawlin with approximately ten acres and McAlear-Sawden with fifteen acres. 11 64 • �I I I There are several reasons why it is difficult to estimate future school needs: because the Township is part of the City School District, students can be bussed over a large area in order to maximize the size of a specific school; and there is a strong, but largely immeasured, emphasis on parochial education which diminishes the need for public facilities. For the purposes of this Plan, it is sufficient to estimate only the "potential" need for public school facilities, the thought being to gain some idea of the potential for neighborhood schools and school-parks. Using recognized standards, the 20-year school needs can be calculated as follows: Student Impact Per Family I I I I I I I • • •~ -- Grades Impact Factor/Family Student Population K-6 . 71 (x 2,950) 2,100 7-9 .28 (x 2,950) 825 10-12 .24 (x 2,950) 700 3,625 Site Standards Per Facility Elementary School - 450 students per school; m1n1mum site of five acres plus one acre per 100 students. Middle School - 20 acres High School - 40-50 acres Total Site Needs Elementary School 45 acres Middle School 20 acres High School 50 acres 115 acres Total 65 �Ideally, neighborhood playgrounds and parks are combined with school sites, particularly elementary schools, to create corrmunity focal points and reduce the respective land needs for each use. Other Community Facilities: The demand for churches, cemeteries, libraries, fraternal organizations, medical centers, community centers and other conmunity f4cilities cannot be precisely estimated. However, they are the type of facilities and services a community needs in order to offer a safe, attractive and well-balanced place to live. As such, they should be accommodated in a permissive, but controlled, manner. They should be permitted to locate on convenient sites, with minimal restrictions, but with due consideration for their probable impact upon neighboring uses and the surrounding area. For the purposes of the Plan, the minimum need for additional community facilities has been placed at 50 to 75 acres. Surrmary: The following table summarizes the 1995 planning dimensions. 1995 Planning Dimensions Land Use Category Acres Percent Residential: Single Family Two Family Multiple Family Mobile Homes 625 83 60 30 8 40 Sub Total 755 Conmercial Industrial Parks and Recreation Areas Schools Other Community Facilities 50-75 275-300 TOTAL 150-175 115 50-75 4 5 50-55 3.5-5 20 10-12 8 3.5-5 1,395-1,495 100.0% 66 �I I I I I I I I I I I I I I • • • • • These are the basic figures the Planning Commission has utilized in designing the General Development Plan. Obviously they do not account for agricultural lands or the 11 rural residential estates". The intent is to arrive at basic figures which can be used · in designing the urban corrmunity of tomorrow the areas of concentrated development. It is apparent from the population projections and the planning dimensions there will not be sufficient growth over the next two decades to warrant developing all 24,000 acres in the Township. Rather, the need will be in the neighborhood of 1,400 to l ,500 acres - less than two and one-half sections, approximately six percent of the land area. These facts alone call for a controlled growth concept; a concept whereby agricultural lands are preserved, residential neighborhoods are protected, appropriate commercial and industrial areas are reserved now for future development, and parks and recreation areas are planned and programmed for development as the community of Monitor Township matures. The figures indicate the next 20 years will see the addition of a community the size of the one in existence now. In order for it to be a pleasant and enjoyable place to live, each resident and corrmunity official must work together in a spirit of cooperation. The General Development Plan which follows maps out the course by which such cooperati"on can be channeled to develop a healthy and pleasing community for tomorrow. 67 �GENERAL DEVELOPMENT PLAN �GENERAL DEVELOPMENT PLAN The Monitor Township General Development Plan is, as its title implies, a general plan for future land use and major streets. It is designed to guide future growth into a development pattern that is logical, economical, aesthetically pleasing, and environmentally sound. In addition, this Plan is intended to correct the deficiencies, capitalize on the assets, and incorporate the goals and planning dimensions contained in previous sections of this report. 11 11 It is important to note at the outset that land use planning in a township is somewhat hampered because many development decisions are not within the realm of local affairs. In comparison with a city or county where financial authority is much more flexible, townships normally receive only one mill from the County Tax Allocation Board. Additional local funds must come from voted millages which are tied to specific improvements·. In most cases, capital improvements are also the responsibility of some agency or department with which a township often has little influence. For example, the County Road Corrmission determines when and where county primary roads will be improved and the School Board (with approval from the voters) decides if, where, and when schools will be built. Although township influence in these matters varies, many such decisions are made with little or no local input. Still, townships have planning, zoning and subdivision control authority and, therefore, considerable power to regulate the use of land. However, in order for this Plan to become a reality, it will require close cooperation on the part of county, state and township officials as well as public and private support. Design Standards Previous sections of this report have reviewed the existing situation in the township and explained the process of developing goals, population projections, and planning dimensions. This information was then mapped in the form of a land use plan. The design of the plan itself was based on a number· of design standards - proven land design and planning principles which are used in allocating spatial and geographic dimensions to various land uses. Although they have 68 �been modified in some cases to fit the unique social, economic and physical characteristics of Monitor Township, they are outlined here in the interest of better understanding and support of the Plan. They will also be valuable as the Planning Commission and Township Board review plats, consider rezoning requests, and evaluate site plans. No doubt they will also be of assistance to private developers and private citizens as they make their location and investment decisions. Residential Design Standards: Single family, two family, multiple family and mobile home park developments exhibit many of the same characteristics and merit many of the same location considerations. Yet, one and two family structures are distinctly different from multiple family developments and mobile home parks. For this reason they will be considered separately. One and two family residential developments should be designed and located such that: * They are conveniently close to schools, parks and shopping areas. * They are isolated or protected from the detrimental effects of corranercial and industrial areas. * Internal streets discourage fast, through-traffic while providing continuous and convenient access throughout the subdivision and into adjacent residential areas. * Public sewer and water service is, or will soon be, available and surface water is properly and safely acconmodated. * Urban services such as gas, rubbish service, mail delivery and police and fire protection are convenient. * Hazardous conditions such as poor soils, wetlands and floodplains are avoided. * Lots are of adequate size and shape to provide sufficient useable space. 69 I I I I I I I I I I I I I I I I I I �• • One and two family units often do not mix well and it may be desirable, depending on the conditions, to direct two family units (duplexes) to frontage parcels along major streets. In this way they can act as buffers for the single family units in the interior portion of the development. Many of the design and location standards listed for one and two family structures also apply to multiple family and mobile home park projects. However, they can be expanded by noting that multiple family developments and mobile home parks can often be designed in such a way that parking and recreation areas isolate the living units from nearby commercial and industrial areas. In turn, the multiple family - mobile home park area can serve as a buffer, or a gradient, between the commercial - industrial area and single family residential areas. It is also noted that multiple family and mobile home park developments require access from major streets in order to handle the volumes of traffic generated by such facilities. Co111mercial Design Standards: The residents have told the Planning Commission to move cautiously with respect to future commercial development, evaluating each proposal in terms of its specific characteristics and site location as well as its impact upon the immediate neighborhood and the community at large. It is recalled that less than 55 percent of the people responding to the land use questionnaire favored additional commercial development. In line with this, the respondants indicated an overwhelming preference toward planned shopping centers and neighborhood convenience centers. To aid in evaluating specific proposals for commercial projects the following standards are offered. 70 �INDICATORS FOR TYPES AND SITES IN SHOPPING CENTERS Regional Neighborhood Community Leading Tenant (basis for definition) Supennarket or Drug Store One or more Variety or Junior Depart- full-time Department ment Store Stores Average Gross* Leasable Area 50,000 sq. ft. 150,000 sq. ft. 400,000 sq. ft. Ranges in Gross Leasable Area* 30,000-100,000 sq. ft. 100,000-300,000 300,000 to over sq. ft. 1,000,000 sq. ft. Usual Minimum Site Area 10 acres 20 acres Minimum Support 4,500 to 40,000 40,000 to 150,000 or people 150,000 people more people 40 acres * The precise characteristics under these indicators do not hold rigidly. Often, elements change because of the treatment required to make necessary adaptations or adjustments for the characteristics of the trade area, nature of competition, and variations in site location. ** These figures represent indicators only for definition purposes. It is not size, but tenant composition and the characteristics of the leading tenant, that define a shopping center type. Source: The Dollars and Cents of Shopping Centers, 1966 Urban Land Institute. Further, as an indication of the types of uses nonnally associated with various types of shopping centers, the following table is reprinted. -I I I I I I I I I 71 ...,-- I �I I SHOPPING CENTER COMPOSITION BY TENANT COMPOSITION Average Percentage of the Centers Gross Leasable Area •I I I • • • • • • • • - Neighborhood Community Regional Food and Food Service 34% 22% 9% General Merchandise 14 32 53 Clothing anp Shoes 9 12 15 Furniture 2 3 3 Other Retail & Dry Goods 20 15 10 Financial 4 3 2 Officies 3 2 l Services 8 4 1 Other 3 4 3 Vacant 3 3 3 100% 100% 100% TOTAL Source: 11 The Do 11 ars and Cents of Shopping Centers Urban Land Institute . 11 , 1966 In addition, commercial facilities should be located and designed such that: * Each site has adequate room for proper building location and future expansion, room for off-street parking and traffic control and circulation. * Incompatible uses such as single family homes will not impair economic viability and future expansion. * Access is provided from major streets with acceleration and deceleration lanes and other traffic control measures. 72 �I I r I Industrial Design Standards: Industry in Monitor Township will play an increasingly more important role in the form of local employment and major tax payers. Industry also has rather unique location and design characteristics in the sense that capital outlays for plants and equipment easily run into the millions of dollars. For this reason alone, industrial firms want reasonable guarantees that their investments will be justified. The community that can offer those assurances will have a head start in attracting new firms a_nd expanding existing ones. The concepts and proposals embodied in the General Development Plan are based on the following industrial location criteria. Industrial areas should be located such that they provide: * Fast, easy and convenient access to good transportation facilities including highway and railroad. * Reasonable access to labor supply, raw materials, and markets. * An adequate amount of suitable land, free from foundation and drainage problems with a sufficient reserve for future growth. * Protection from encroachment of residential or other 1and uses. * Locations that minimize adverse effects upon neighboring nonindustrial uses. * An adequate and reliable supply of utilities: sewer, power and fuel . II ii I • I water, . Park and Recreation Area Design Standards: Parks and recreation areas have previously been discussed in the context of Community Facilities" and Planning Dimensions''. It behooves the Township to •give additional analysis to detailed recreational needs and specific facilities and programs. In the context of this Plan, however, recreational facilities can be detailed as follows. 11 11 73 I �Neighborhood Playground Description: Play area mainly for school age children, also passive recreation. Facilities: Play equipments, field games and sports such as softball, basketball, and tennis. Shaded areas for resting and passive recreation, usually include tot lots for preschoolers. Location Standard: a) Accessibility - maximum 20 minutes• walking distance; 1/6 to 1/2 mile. b) Location is preferably adjacent to elementary school. c) Except sparsely inhabitated rural area, all types of communities need playgrounds. d) Intensive active areas need buffering from adjacent residential areas and also from traffic. e) Size should be large enough for softball, usually 2.75 acres is considered minimum. Neighborhood Park Description: Catering to the minimum need of open space and passive recreation for a neighborhood. Facilities: Lawn, benches, and landscaped areas. Location Standard: a) Accessibility - would be similar to the neighborhood playgrounds. b) When combined with neighborhood playground, size can be as small as 1 .5 acres, but usually varies with neighborhood size and density. · c) Location is also preferably adjacent to elementary school. 74 �I d) Where one mile street coordinate system exists in urban areas, one facility per square mile is considered adequate. e) There is little need for this type of facility for large lot single-family residential areas, typical in suburbs. Community Playfield Description: Provide field sports and multi-purpose recreational space for a community. Facilities: Meeting and game rooms, gyms with large outdoor field sports area, court game, swirroning and parking. Location Standard: a) Accessibility - maximum distance should not be more than 20 minutes' walking distance; 1/2 to 1 1/2 miles. b) Location is preferably adjacent to a middle or senior high school. c) Size can be as large as 30 acres or more; but in order to accommodate basic outdoor playfield, 10 acres is considered minimum. d) Active sports area should be buffered from adjacent residences. Community Park Description: Catering to both active and passive need for recreation for a community. Created around some basic natural amenities. Facilities: Natural features, lawns, picnic, athletic areas with parking, bicycle path, pedestrian trail. Location Standard: a) Accessibility - parks spaced at 5 or 10 miles apart in urbanized area is considered ideal. 75 -I • • •I �•• • •j • • - b) Location - scenic and natural amenities is preferable. c) Community park should be considered as a system interweaving through the urbanized area. d) Linkages to open space system, such as greenway, nature trail. e) Bicycle path connecting major park facilities would make the ideal system. When they are not available in highly developed urban areas, scenic routes can substitute for them. · f) Size can vary as widely as anywhere from 10 acres to 100 acres or even larger. However, 50 acres or more is preferable . MINIMUM RECREATION STANDARDS ....- Access (Radius in Miles) Size (acres) Neighborhood Playground 1/2 5 Neighborhood Park 3/4 5 Community Playfield 2 20 Community Park 3 50 Major Plan Concepts It has been detennined that there will not be sufficient growth during the next 20 years to warrant developing the entire Township. Rather, at the minimum, the need will be in the neighborhood of 1,400 to 1,500 acres for intensive development. The General Development Plan recommends that an area in excess of these minimums be reserved for intensive development in order to provide freedom of choice and to prevent any one land owner from monopolizing a particular land use category; that is,owning all the commercial or industrially zoned land. Still it was necessary for the Planning Commission to decide between two basic development concepts one being controlled growth within logical growth areas and the other a random pattern of scattered development. 76 �A minor pattern of scattered growth presently exists in the Township as evidenced by the several scattered subdivisions in outlying areas. These developments are expensive to serve with corranunity facilities, especially public utilities. They also place unnecessarily high traffic loads on roads which are not designed to handle them. In order to avoid premature road improvements and the expense of extending utility lines over great distances, it was decided that a pattern of controlled growth was more desirable and in the best interests of the Township as a whole. The second major concept involved the prov1s1on of public utility service. Basic to the implementation of this Plan is the assumption that utility service - public sewer and water - will be provided within the near future. Without this service, future growth will be held to a minimum simply because of natural limitations. Ill - The third, but perhaps most important concept, is directed toward the preservation of prime agricultural lands. Much of the Township is presently being formed and as such represents a vital sector of the local economy. The Planning Corranission purposely adopted a set of goals and objectives designed to accomplish this end. However, in order to lessen the impact of restrictive agricultural practices, it is the intent of the Plan to allow certain non-agricultural uses in marginal or non-productive rural areas. Future Land Use The map, entitled "General Development Plan", graphically illustrates the pattern of future land development throughout the Township. The map also indicates a complimentary system of major streets. In order to put the Plan map into proper perspective, the legend is explained as follows: Agriculture: The agricultural areas were identified by members of the Planning Commission which detailed the prime agricultural lands throughout the Township. The intent in identifying these areas is to preserve as much agricultural land as possible. This can be accomplished through restrictive zoning which will help to shift development pressures to those areas planned for intensive growth. It is anticipated that 11 77 11 - �• • •I •I •I I I I I I I • • • • the zoning ordinance will incorporate provisions for large lot zoning for non-farm, single family homes, as well as restrict permitted uses only to agricultural operations . The agricultural lands shown on the Plan map are essentially the same as those shown on the "Agricultural Lands" map. Some farm lands in the path of urban development have been deleted in order to open these areas for more appropriate uses. However, these cases have been kept to a minimum in order to preserve as much farm land as possible. The concept of agricultural preservation is basic to the General Development Plan. Effective use of this concept will not only preserve farm land, it will also direct the bulk of the future growth into areas reserved for more intensive development. In this way, it will increase the feasibility of public sewer and water systems and other community services (police and fire protection, etc.) and, at the same time, stabilize the demand for public improvements (i.e. roads, utilities, drainage, etc.) in outlying, rural areas. Rural Residential: These are areas in outlying portions of the Township which will be reserved for farming, single family homes on relatively large lots and large, land-consurrming uses such as golf courses, riding stables, parks and landing strips. In most cases, the rural residential areas are either wooded, low lying and swampy or sandy. Still they may be suitable for home sites; and property owners should be permitted to do so, so long as lot sizes and frontage requirements are large enough to suffice without utility and other urban services. In effect, the rural residential areas are transition zones between the "prime" agricultural lands and the more densely developed urban areas. They will provide for a controlled mixture of farms and relatively large-lot, country home sites - controlled in the sense that potentially objectionable farming operations will be limited by special use permits, and in the sense that families desiring country living can have it, but not at the expense of farm land • 78 �Single Family Residential: The General Development Plan actually lumps several residential zones into one classification. This is done in order to give more flexibility to the Plan as it is translated into the zoning ordinance and map. It is anticipated that there will be at least two single family residential zones allowing low to medium density development. The single -family residential areas are reserved exclusively for single family residential development and complimentary support facilities such as churches, schools, parks and playgrounds. The intent is to designate specific areas where residential property owners can be assured their neighborhood and their investment will be maintained and protected. These neighborhoods, in turn, will be designed to accommodate the people living in it. They will provide an atmosphere of safe, comfortable and convenient living. Since the neighborhood is basically an extension of the home, the facilities which most completely compliment the home are required to achieve the necessary residential effect. It is recommended that the Ordinance allow these complimentary non-residential uses on a special use permit basis. It is also recommended that two family (duplexes) dwelling units be pennitted in at least one of the single family residential zones, perhaps on a special use permit basis. Multi-Family Residential: These areas are reserved for apartments, townhouses, garden apartments, condominiums and other forms of multiple family housing. Mobile home parks will also be allowed on a special use permit basis. In this way, existing parks could be permitted to expand while new parks are controlled in the most desirable location. Through this process the township will have an added degree of control over future mobile home parks. The Plan anticipates a continued, if not increased, demand for multiple family dwelling units. They offer definite advantages to singles, young marrteds, and the elderly in 79 �I I • •I • • • • • • that units are generally smaller than one or two family units and maintenance, upkeep and the cost of entry into the market is less. Families in the market for a mobile home, for example, can finance a unit in much the same way as a car . On the other hand, multiple family units involve certain disadvantages, especially mobile homes. Past construction techniques made mobile homes particularly vulnerable to fire, and they have a history of depreciation very similar to a car. Sewer and water service is essential because of smaller lot sizes and higher densities. The Plan recognizes the demand for multiple family development areas and the corresponding need for public services. For this reason, all the proposed multiple family areas have been concentrated in the urban growth area . General Conmercial: This term applies to neighborhood convenience centers and other business areas which supply retail commodities and personal services for the daily needs or nearby neighborhood or immediate area. Typical uses in these areas might include drug stores, convenience groceries, banks, service stations, barber and beauty shops, and hardware stores. The key to these commercial centers is a convenient and accessible location on a major street, yet close to its support population. Perhaps more importantly, they must be located, designed and sited such that they do not interfer or impair the residential neighborhoods they are intended to serve. Community Conmercial: In contrast with the general corrunercial designation, community commercial areas are intended to serve a larger area with a comprehensive variety of goods and services. Parcels would be larger in order to accommodate conmunity or regional shopping centers. Still, location and design criteria are equally as important. Conmunity comnercial areas will also include other commercial enterprises such as warehouses, travel trailer parks, and amusement enterprises - uses which are not compatible with neighborhood convenience centers, yet are not truly industrial in nature. 80 �Industrial: The General Development Plan identifies only one industrial classification. In reality, however, the zoning ordinance and map will recognize two industrial zones. They are commonly referred to as 11 light 11 and 11 heavy 11 industrial. The Plan recognizes the major industrial firms - such as Monitor Sugar - and recommends that sufficient land be reserved for their long-term expansion needs. Areas have also been reserved which meet the industrial design standards noted earlier. These areas are condusive to industrial park development with the thrust toward promoting careful and controlled industrial expansion in the Township. Interchange Development: This tenn has been created to recognize the development potential around the freeway interchanges. Since both interchange development areas are within the sanitary sewer service areas, it is conceivable that practically any type of use could be developed. However, it should be the goal of the Township to encourage those uses which need quick freeway access and good site visibility. This could include shopping centers, multiple family housing projects, offices, warehousing operations, wholesale outlets, light industrial firms and others. It is also anticipated that highway service uses service stations, motels, restaurants and ~imilar uses - will locate in these areas in order to serve the needs of the motoring public. Because of the many and varied uses that could locate in these areas, the Plan strongly recommends that private developers consider utilizing the planned unit development (PUD) method of developing their properties. This relatively new technique offers opportunities not available under conventional zoning. First of all it allows an extra degree of freedom to the developer by removing the rigid requirements for yards, setbacks, eat area and the like, more importantly, it allows a hannonious mixing of different uses; an example being the placement of a small retail area designed to serve the residents of an apartment complex. When buffered and separated from the hiring units, the retail operation is not objectionable and can, in fact, be a definite asset by minimizing the need to leave the site to shop. 81 �• • • On the other hand, the PUD concept offers the Township a degree of control not possible under conventional zoning • The Planning Commission, Township Board, and Board of Appeals have several opportunities to review development plans and to require changes, additions or modifications. for example, the Township could limit the number of access points onto a major street, or it could require additional screening in order to protect adjacent properties. This type of control is not possible with conventional zoning. Public, Semi-Public: The General Development Plan recognizes the major public and semi-public uses such as churches, schools, parks, the golf course, skill centers, and others. In so doing, the Plan encourages their continued use and expansion. A,number of smaller facilities have not been identified; however, this was due only to printing limitations and was not meant to signal disfavor or the thought that they should be discontinued from ·use. The Plan map also makes several recommendations concerning future park and recreation areas. They are discussed at length in the following section. Flood Plain: Flood hazard areas (flood plains) are identified as determined by the Department of Housing and Urban Development and the U.S. Department of Agriculture. They are flood prone areas which are subject to 100-year floods. The Plan proposes to control development within this area in order to minimize property damage and protect the natural and scenic qualities of the Rivers, streams and creeks themselves. Zoning and subdivision controls should be adopted to regulate uses in these areas to agricultural, single family, and recreational facilities. The flood plain areas can serve a dual function by providing a connecting linkage - open space corridor - between various park and recreation areas throughout the Township, the County and the region. Major Streets The major street system incorporated into the General Development Plan is designed to facilitate the movement of through and local traffic in a safe, convenient and economical manner. 82 �7 The purpose of this system of major streets is to enable the County and Township to program road improvements according to a logical timing schedule. It makes little sense to improve a road where only minor growth is planned. On the other hand, it makes a great deal of sense to improve roads that will open up planned growth areas. By incorporating this system into a capital improvements program, the Township can, in fact, aid in the timing and direction of future growth. The following discussion outlines the Plan recolllTlendations for major streets as they apply to Monitor Township. Freeway/Interchange: These limited access, high-speed corridors are the Township's primary connection to the rest of the region and the State. As such, they are critically important to the growth potential of the area. The interchanges provide access to the freeway system and, as such, will be the focus of much development activity. The Plan recommends that large areas around both the Machinaw and Wilder Road interchanges be reserved for Interchange Development. State Highway: The Plan also recognizes M-13/23 and M-84 as full access, State highways which are largely out of the control of the Township. Still, because there are no limitations on access and driveway cuts, the development pressure along the frontage will also be intense. This will largely be focused on M-84 since it is the only highway with significant amounts of undeveloped frontage. The Plan recolllTlends that strict land use controls limit development to multiple family uses, offices and other similar complimentary uses. In part, this recommendation is based on the fact that M-84 will remain a two-lane highway for at least the next 10 years and a commitment on the part of the Township to control strip co11111ercial development. County Primary: These thoroughfares are the backbone of the county road system, providing continuous access throughout the Townships. 83 �• They are generally spaced at two-mile intervals in rural areas and consist of two 10 to 12-foot traffic lanes within a 66 foot right-of-way. Midland Road, for one, has areas where the right-of-way is as wide as 80 to 100 feet. In Monitor Township, the General Development Plan recommends that the primary road system include: * Chip Road, from Machinaw east * 01 d Kawkawlin Road * Wheeler Road * Wilder Road, from 1-75 east * Midland Road * Salzburg Road * Hotchkiss Road * Seven Mile Road * Machinaw Road * Three Mile Road, from Hotchkiss to Wilder * Monitor Road, from Wilder to Old Beaver Road * Two Mile Road, from Midland Road north * Euclid Avenue, from Salzburg to Hotchkiss The Plan recorranends that Midland Road be improved by adding additional traffic lanes as needs demand. These improvements can be progra11111ed on a mile-by-mile basis as funds allow. Since Midland Road runs through the center of part of the general growth area, it will inevitably carry more and more traffic. In order for the area to remain attractive to present and future residents, they must be able to travel freely with little delay or disruption. It is quite important, then, that Midland Road receive first-class treatment. 84 �Collector Streets: The major street system also contains recommendations for a network of "collector streets They wi 11 function as "major local streets", collecting traffic within the various residential areas and funneling it onto the primary roads. They will also provide a continuous access route within the various development areas. For example, a collector street would connect adjacent subdivisions, thereby making it possible for a person to travel from one subdivision to another without using the primary or local road system. In effect, the collector street system would relieve some of the traffic load from the primary system. 11 • The collector street system shown on the General Development Plan map has been generalized to indicate only probable locations. In reality, a particular collector street may be located several hundred feet from the alignment shown on this map. This is not critical as long as the objective is accomplished. By graphically indicating a general location, it will alert developers and property owners to the fact that a collector street will be located in that general area at some point in the future. Local Roads: County local (secondary) roads also function as feeder streets, collecting traffic and routing it to the primary roads. They are usually spaced at intervals of 1/2 to l mile with two 10 to 12-foot traffic lanes in a 66 foot right-of-way. Local roads are also under the jurisdiction of the County Road Commission but they are improved at the direction of the Township Board; that is, the Board determines where and when secondaries are to be improved, then contracts with the Road Commission for the improvements. In these cases, the Township's cost is based on a formula negotiated with the Road Conmission. In effect, the existing local road system consists of those roads in the unincorporated portions of the Township which are not part of the primary system. 85 �Additional Plan Concepts There are a number of additional concepts, proposals and reco111T1endations inherent in the General Development Plan map which merit additional dimension. As noted earlier, the primary concept centers around preservation of the _agricul tura 1 lands with the corresponding growth in the sanitary sewer service area. The concept involved shifting the development demand from the rural, agricultural areas to the areas designated for intensive growth. In this way, the Township can assist ·in establishing the co111T1unity of tomorrow while increasing the feasibility of public utilities and services today. Basically, the intensive growth areas are located along the freeways from Kawkawlin southward to the south Township line as the area is located east of 1-75/US-23. A rather large growth area is also reserved along both sides of Midland Road from Two-Mile to Fraser Road. West of this area is a portion of the Township reserved for industrial development. The growth area extends west of the 1-75/US-23 freeway in the area of Three Mile Road, between Wilder and North Union, and South of US-10 to Salzburg Road. In the Kawkawlin area, the frontage along M-13 is reserved for general colTITlercial uses in recognition of existing uses while the area north of the flood ~lain is proposed tor single family residential development. In contrast, the area to the south is programmed for multiple family development in recognition of the mixed character of the area and existence of several mobile home parks. Around the Wilder Road interchange with 1-75, there is a relatively large area reserved for interchange development. This is to take advantage of the freeway interchange and the associated freeway sys~em. This area also includes a proposal for public recreation around the borrow pit between the two expressways. This designation would make maximum use of the properties along the freeway. East of US-23, on both sides of Wilder Road, there is a rather large area reserved for community commercial. This area is intended to serve the surrounding residential community with the goods and services it will need. It also recognizes the high traffic volumes attracted to the freeway interchange. The Plan proposes to reserve an area along the west side of I-75 - generally from Wilder ~to the railroad - for multiple family use. The east side remains a combination of single family and public, semi-public uses. 86 �The corridor bounded by the railroad, Fraser Road, I-75 and a line half a mile south of Midland Road is reserved primarily for single family development. The mobile home peak at Fraser Road is recognized as well as the various schools and the Township site. Directly across from the Township Hall there is a parcel of approximately 40 acres reserved for community commercial development. Neighborhood convenience centers are also proposed at the corners of Fraser, Three Mile and Two Mile Roads as they intersect Midland Road. South and west of the community conmercial area, buffer strips are reserved for multiple family development. Multiple family buffers are also proposed around the northwest and southwest corners of the I-75/US-10 interchange. Approximately 600 acres are designated around the Mackinaw Road interchange for interchange development. As noted earlier, this area would accommodate a variety of uses. Approximately 450 acres in the area of Seven Mile and Midland Road are reserved for industrial development. It is anticipated that uses in this area would be of the light industrial type. This area is designed to take advantage of the accessibility provided by the railroad and Seven Mile Road. In the southeastern portion of the Township, the frontage along Euclid, between Fisher and Salzburg Roads, is r~served for general commercial development. Th.is proposal recognizes the existing nature of the area. The Plan also recommends that buffer areas be established in the form of multiple family areas between the commercial frontage on Euclid and the residential neighborhoods to the west. South of Salzburg Road a rather large area around Monitor Sugar is reserved for industrial development, preferably heavy industry. Along with that, M-84, from Hotchkiss to Salzburg is reserved for a multiple family buffer. To the west, the land- will grade into a variety of single family zones. The Plan recognizes there will be a need for a community commercial area in this portion of the Township. There are a number of possible locations for this type of use. However, in recognition of this, the Plan symbolically indicates a central location at the intersection of Two Mile and Salzburg Road. Rather than place a stigma on one particular parcel, the Township has recognized there are a number of locations which would be suitable for this type of project. However, the burden of proof will be on the applicant/developer to identify 87 �I • • • • • • • • • a location and prepare development plans which incorporate provisions and design features which protect and preserve adjacent single family residential areas. It is conceivable that such i proposal could include multiple family or office park areas which buffer the single family areas. Ideally, such a project would develop under the PUD, planned unit development, provisions . Plan also identifies the Salzburg-Two Mile Road area as the site of a relatively large publ~c, semi-public reserve. Part of this area is reserved for the expansion of MacKensen School with the development of a school-park. The balance is intended for future ·public service needs - townhall annex, fire station, equipment garage, community recreation area and other governmental uses as needs determine are necessary to serve this portion of the urban area . It also merits noting that the Plan recommends two major recreation developments around borrow pits in the area of I-75 and US-10. Presently, these areas are the site of relatively large ponds which could be dredged and improved to provide community recreation areas. Finally, it is noted the Plan reserves single family areas along Salzburg Road to Four Mile Road. This is in recognition of existing subdivisions and the presence of public water service. The following table relates the allocation of the various land use categories as they are shown on the General Development Plan. GENERAL DEVELOPMENT PLAN LAND USE ALLOCATION Acres Land Use Categort _Agri cu 1tura l Rural Residential Urban Residential: Single Family Multi-Family Commercial: General Community Industrial Interchange Development Public, Semi-Public 16,585 2,040 3,440 TOTAL 24,400* 225 640 1,200 270 *Including flood plain areas. 88 % of Total 2,840 600 115 110 68.0 8.4 14 .1 1.0 2.5 4.9 1. 1 l 00.0 11.6 2.5 .5 .5 �GENERAL DEVELOPMENT PLAN • MONITQR TOWNSHIP BAY COUNT,Y, MICHIGAN ■ • •I • AGRICULTURE RURAL RESIDENTIAL 1-:-:-:-:-:-:•I SINGLE ~ MULTI-FAMILY FAMILY liiiii GENERAL COMMERCIAL t2SZ5a COMMUNITY COMMERCIAL ~ INDUSTRIAL @ i:30 INTERCHANGE DEVELOPMENT I • • •I • • •I •I c:::::J E::J 0 03] PUBLIC, SEMI-PUBLIC ~ FLOOD PLAIN ... FREEWAY/ INTERCHANGE • ■■■■■ STATE HIGHWAY - COUNTY PRIMARY (ARTERIAL) COLLECTOR LOCAL EXISTING LANO USE • SINGLE P'AMILY RESIDENTIAL .. MULTl·FAMILV Re'.910ENT1AL (ii) MOBILE HOME & 0 PUBLIC, SEMl· PU8LIC ■ INOUSTP'1 1AL COMMll!:RCIAL I• BAY SfiUNTY K PREPAAEO 8Y ZONING a PLA-,,,N ING CbMM WlLUAM8 ~ - �IMPLEMENTATION �.,...- • • • IMMEDIATE ACTION RECOMMENDATIONS There are a number of steps which the Planning Commission, Township Board, and interested citizens can undertake or initiate immediately. Some are relatively short-range and can be accomplished rather quickly. Others will take more time to complete - perhaps a matter of five to ten years. Still, they should be started now in order to accomplish the long-range objectives of the Plan. 1. Begin a comprehensive review and analysis of the existing Zoning Ordinance and map. Changes should be made as necessary to implement the concepts and recommendations of the General Development Plan. 2. Undertake a comprehensive review of the subdivision regulations to insure the standards and criteria for residential subdivisions are commensurate with the goals and objectives of the Plan. 3. Petition the Bay County Road Co11111ission to amend its primary road system and network of truck routes to conform with the General Development Plan recommendations for major streets. 4. Begin discussions with the Bay City School District relative to developing a policy and program for schoolparks. 5. Apply for entrance into the flood insurance program and initiate the regulatory controls necessary for compliance, thereby qualifying local property owners-- for flood insurance. 6. Continue to pursue sewer and water programs and grants for the construction and expansion of utility service in the growth area outlined in the Plan. 7. Investigate and support the continued operation of the east-west New York Central/Penn Central rail line in the Township and the Region. 8. Initiate a detailed study of recreational needs, facilities and programs for Township park and recreation areas. The Township should apply for available state and federal grants to acquire and develop the park and recreation areas outlined in the Plan. 89 �1 9. 10. Investigate the feasibility of activity encouraging and/or developing an industrial park utilizing Economic Development Administration (EDD) funds. In this respect, work closely with Forward Bay County to promote and develop industrial facilities in the Township. Investigate the feasibility of organizing as a Charter Township with the goal of improving and increasing the level of services while, at the same time, maintaining a reasonable tax level. · CODES AND ORDINANCES With the preparation and adoption of this General Development Plan, Monitor Township is in a good position to control and direct future growth and development. However, simply having a Plan is not enough; it must be put into effect. There are several measures which the Township can and should take in order to implement the Plan. ZONING The Township has a Zoning Ordinance that became effective July, 1972. After several years of use and several major amendments, it is appropriate and timely that it be reviewed and modernized. This is especially critical now that the Township has prepared this General Development Plan. In order to take the first step toward implementation of the Plan, the Planning Comnission will begin evaluating the existing Ordinance. The revised Ordinance will be based on and incorporate the proposals and reconl!lendations contained in this Plan. SUBDIVISION REGULATIONS The Township should evaluate and revise its subdivision regulations as necessary. Through this regulatory technique, it has set the specific standards for streets, utilities and other land improvements. It is now appropriate to make any necessary revisions in light of the goals and 90 I �• • • • • • objectives outlined in the Plan. Such a code would then complement this P1an and the Zoning Ordinance and add an extra dimension in protecting the residents from shoddy and haphazard developments . WATER AND SEWER SERVICES In order to safeguard the public health and encourage and control growth, the Township must diligently pursue the expansion and development of public water and sewer services. Currently, there are several state and federal grant programs which will pay the bulk of the cost to study, design and construct sanitary sewers. The Township should insure utility service to the growth areas outlined in this Plan in the near future. Prior to the completion or expansion of the proposed utility systems, the Township should develop comprehensive policies toward utility extensions. Such policies can have a tremendous influence in directing growth into timely and economical settlement patterns. CAPITAL IMPROVEMENTS PROGRAMMING It should be a function of the Planning Convnission to prepare a six-year (five years beyond the first budget year) schedule of recommended capital improvements. By considering the priorities and financial capabilities of the community, the Township Board can then program needed improvements into the budget while, at the same time, implementing the Plan and maintaining the confidence of the taxpayers . .STATE AND FEDERAL GRANT PROGRAMS There are numerous grant programs which may the Township and which could be utilized to Plan reconvnendations. It is suggested that vestigate and pursue those most appropriate and recoIT1Tiendations of this Plan. 91 be available to implement specific the Township into the concepts · �Particular attention should be given to assistance programs administered by the Economic Development Administration, Department of Comnerce, the Department of Housing and Urban Development (especially housing and conmunity development programs), the Federal Highway Administration, Department of Transportation, and the Bureau of Outdoor Recreation, Department of Interior . At the State level, the Department of Conmerce, Natural Resources, and Highways and Transportation operate assistance and funding programs which may be of assistance to the Township. The key to "grantsmanship" is constant anticipation and quick response as new programs are authorized and funded and existing programs are revised and continued. FEDERAL REVENUE SHARING The funds the Township is now rece1v1ng from this program can legitimately be earmarked for capital improvements. When scheduled in the capital improvement program prepared by the Planning Commission (and approved by the Board) these funds can be very effective in financing much needed improvements. CONTINUED PLANNING The completion of a General Development Plan does not signal the end of the planning process; in fact, it is the beginning of a process that should continue indefinitely. This Plan is, in reality, a set of guidelines for public officials and private individuals to use in directing and regulating future growth. Future growth will take many forms - forms which nobody can accurately predict because of the fluctuating character of the marketplace and society in general. For example, should single family building costs continue to rise at present rates, there could well be a major change in housing preferences toward apartments and condominiums. On the other hand, a new federal subsidy program for medium income families could have the opposite effect - significantly increasing the demand for single family housing units. The point to be made from this is that there is a very real need for continuous and periodic updating and revision of the Plan. It is recomnended that every three to five years the Planning Comnission review the Plan and make such changes as are necessary to keep it current and viable. 92 �I • • • • • As a continuation of this Plans there iss and will continue to bes a need for other functional plans. The Township should draft and adopt plans and policies for parks and recreations public facilitiess and other areas of capital improvements. In turns these functional plans will complements extend and expand the scope of the General Development Plan ands in this ways truly make Monitor Township a health and attractive place to live . •I • •I 93 �APPENDIX �·. •• ·XH· A GENERAL SOIL CHARACTERISTICS* ,11 - - • - MONITOR TOWNSIIIP Bay County Soil Map Texture/ Symbo 11] Seri es A. ill Permeability (in./hr.) LIMITATIONS TO DEVELOPMENT High Small Comm. Dwellings Dwellings Water Table Septic Tank Buildin_g_s wLout Base wL Base (Depth) (Months) Fields 0-4 5.0-10.0 2-10' 0-6 6.0-20.0 0-3 6.0-20.0 0-2 0-3 0-2 0-3 2.0-6.0 2.0-6.0 .6-2.0 .8-2.5 Slope SAND: 10 378 35A B. Au Gres Roussean (fine) Wainola (fine) < 7' (a) (a) (f) (f) (b) (b) (b) (b) 1-2' Nov-May (a) (a) (a) (a) 0-1' Sept-June (c) (a) (a) (a) (e) (a) (c) (a) (e) (a) (c) (c) (e) (a) (c) (c) 0-1.0' Sept-May 1-2' Nov-June 1-2' Nov-May 2-10' (a) (c) (c) (a) (a) (c) (c) (c) (g) (a) (c) (c) (c) (a) (a) (c) (c) (c) (g) (a) Jan-Apr (a) (f) (a) (f) (d) (a) (a) (f) (c) (c) (a) 0-0.5' Nov-Jan 0-1' Oct-May SANDY LOAM: 45 llA 12 36 C. Bach (very fine) Belding Carunna Wisner . 5-1. 5' Nov-May 0-1.5' Nov-May at or near surface LOAMY SAND: 13 so 17A 57T 25A D. Belleville 0-2 6.0-20.0 2.0- 6,0 Cohoctah 0-2 Iosco 0-3 6.0-20.0 Poseyville 0-3 6.0-20.0 Wainola 0-3 6.0-20.0 (loamy substratum) 0-1, 5 I Mar-May LOAM: 43A 47A 23 Odell Odell Corwin Sloan Tappan (a) (b) (c) Severe (wetness) Slight Severe (wet, floods) 31 _!J * 0-1 .6-2.0 1-3' 0-3 .6-2.0 .6-2.0 .6-2.0 3-6' 0-2 0-2 (c) (c) (c) (c) (d) (e) (f) Slow (permeability) Severe (wet, floods, frost action) Moderate (wetness) (g) Severe (wetness, frost action) Map symbols without letter designations indicate soils wh1t'h are poorly or very poorly drained. Those with a letter designation are well, moderately well, or somewhat poorly drained. As determined by the Advanced Soil Survey as prepared by the U.S.D.A., Soil Conservation Service, Bay County Soil Conseration District, and the Bay County Regional Planning Commission. - �I I I I EXHIBIT A GENERAL SOIL CHARACTERISTICS (Continued) E. DISTURBED LAND: Map Symbol 56 - Made Land A miscellaneous land type with little or no earthy material, including areas artificially filled with trashy material then smoothed. Materials are too variable to estimate their properties or rate for various uses. Map Symbol 55 - Agnents &Udorthents (Sandy and loamy) Another miscellaneous land type that has little or no natural grouping includes: soil. This borrow pits, borrow areas (from which the soil and underlying material has been removed) and cut and fill areas which have been filled with earthy material then smoothed (i.e., the expressway interchange). Here again, the materials are too variable to estimate their I properties or rate for various uses. F. URBAN LAND: I Map Symbol 51 Includes areas covered by streets, parking lots, buildings and other structures that obscure or alter the soils in at least 80 percent of the area. Use for cultivated crops, pasture, woodland, or wildlife food and cover is unfeasible. · 52 1. There are two other categories of urban land: Tappen Complex - (50-85% covered) The open portion of this area is poorly drained, medium to moderately fine textured soils that are nearly level. Runoff is slow to ponded. Water moves through the soils at a moderately slow to slow rate. I I I I I �fl • • 53 2. Odell Complex - (50-85% covered) The open portions of this area is somewhat poorly drained with medium to moderately fine textured soils that are nearly level. Runoff is slow. slow rate. Water moves through the soils at a moderately Wetness is a problem. �EXHIBIT A GENERAL SOIL CHARACTERISTICS EXPLANATIONS: Slope - expressed as a percentage, one foot of vertical rise in elevation over 100 horizontal feet equals a one (1) percent slope. Permeability - is estimated on the basis of known relationships that influence the downward movement of water in the soil. The estimates are for water movement in a vertical direction when the soil is saturated. Perme- ability of the soil is an important factor to be considered in the planning and design of drainage systems, in evaluating the potential of soils for septic tank systems and other waste disposal systems, and in many other I I I I I I I I aspects of land use and management. High Water Table - is the highest level of a saturated zone more than 6 inches thick in soils for continuous period of more than 2 weeks during most years. The depth to a high water table applies to undrained soils. Indicated are the depth to the high water table and the months of the year that the high water commonly is present. Only those saturated zones above a depth of 5 or 6 feet are indicated. Infonnation about the high water table helps in assessing the need for specially designed foundations, the need for specific kinds of drainage systems, and the need for footing drains to insure dry basements. Such information is also needed to decide whether or not to construct basements • and to determine how septic tank abosorption fields and other underground installations will function. Also, a high water table affects ease of excavation. The evaluation of the soils, expressed in terms of degree of limitation, are predictions of the behavior of soils under defined conditions. The inter- pretations apply to the soils in their natural site and not for areas that are altered by cut or fill operations. I I 'I I I I I I �Three degrees of limitations are used as follows: Slight - relatively free of limitations or limitations are easily overcome. Moderate - limitations need . to be recognized, but can be overcome with good management and careful design. Severe - limitations are severe enough to make use questionable. The interpretations will not eliminate the need for on-site study, testing, and planning of specific sites for the design and construction for specific uses. The interpretations can be used as a guide to ·planning more detailed investigations and for avoiding undesirable sites for an intended use. By using the soil map and interpretations, it is possible to select sites that have the least limitations for an intended use. Many moderately well, somewhat poorly, and poorly drained soils have severe limitations in their natural condition. These same soils, when drained artificially, may only have a slight limitation. Modern equipment and knowledge make it possible to overcome most of the limitations of soils for many urban and recreational uses. The degree of the limitation and the location of the soil will determine the practicability of developing the soil for the intended use. No consideration was given in these inter- pretations to the size and shape of soil areas, nor to the pattern they form with other soils on the landscape. For example, some very desirable soil areas are too small in size or too irregular in shape, or their occurence with less desirable soils forms a pattern too complex to be utilized for · the intended use. Although not considered in the interpretations these items should influence the final selection of a site. Favorable soil properties and site features are needed for the proper functioning of septic tank absorption fields. The nature of the soil is important in selecting sites for these facilities and in identifying �.. limiting soil properties and site features to be considered in design and installation. Also, those soil properties that deal with the ease of ex- cavation or installation of these facilities will be of interest to contractors and local officials. Septic Tank Absorption Fields - are subsurface systems of tile or perforated pipe that distribute effluent from a septic tank into the natural soil. Only the soil horizons between depths of 18 and 72 inches are evaluated for this use. The soil properties and site features considered are those that affect the absorption of the effluent and those that affect the construction of the system. Properties and features that effect the absorption of the effluent are permeability, depth to seasonal high water table, depth to bedrock, and susceptiability to flooding. Stones, boulders, and shallow depth to bed- rock interfere with installations. Excessive slope may cause lateral seepage and surfacing of the effluent in· downslope areas. I I I Also, soil erosion and soil slippage are hazards where abosrption fields are installed in sloping soils. Some soils are underlain by loose sand and gravel or fractured bedrock at a depth less than 4 feet below the tile lines. In these soils the absorption field does not adequately filter the effluent, and as a result groundwater supplies in the area may be contaminated. In many of the soils that have moderate or severe limitations for septic tank absorption fields, it may be possible to install special systems that lower the seasonal water table or to l I I I I I I I increase the size of the abosorption field so that satisfactory performance is achieved. Dwellings and Small Commercial Buildings - referred to are built on undisturbed soil and have foundation loads of a dwelling no more than three stories high. Separate ratings are made for small commercial buildings I I I I �• without basements and for dwellings with and without basements. For such structures, soils should be sufficiently stable that cracking or subsidence from settling or shear failure of the foundation do not occur. These ratings were determined from estimates for the shear strength, compressibility, and shrink-swell potential of the soil. Soil texture, plasticity and in-place density, potential frost action, soil wetness, and depth to high water table were also considered. Soil wetness and depth to a high water table indicate potential difficulty in providing adequate drainage and gardens. for basements, lawns, Depth to bedrock, slope, and the large stones in or on the soil are also important considerations in the choice of sites for these structures and were considered in determining the ratings. Susceptibility to flooding is a serious limitation. Each level of limitation also identifies the major factors affecting development of the specific facility. to: In Monitor Township they are limited wetness - soils are wet during extended periods of use; flooding - soils are temporarily flooded by stream overflow or runoff; and front action suseptable to freezing which may damage structures. �Table A-1 Historical Population Growth (Bay County and Selected Municipalities) 1970 1930 BAY COUNTY Auburn, City Bangor Twp. Bay City, City Beaver Twp. Essexville, City Frankenlust Twp. Fraiser Twp. Garfield Twp. Gibson Twp. Hampton Twp. Kawkawlin Twp. Merritt Twp. Midland, City (pt) Monitor Twp. Mount Forest Twp. Pinconning, City Pinconning Twp. Portsmouth Twp. Williams Twp. COUNTY TOTAL MIDLAND COUNTY Midland City Midland Twp. COUNTY TOTAL SAGINAW COUNTY Tittabawassee Twp. COUNTY TOTAL 1940 Percent Chang_El_ 1950 1,588 47,355 1,260 1,864 1,046 1,389 691 741 4,211 1,532 1,460 3,253 47,956 1,336 2,390 1,078 1,448 797 912 3,046 1,705 1,570 104.8 1.3 6.0 28.2 3.1 4.2 15.3 23.1 -27.7 11.3 7.5 869 6,770 52,523 1,436 3,167 1,145 1,791 833 770 3,857 2,324 1,623 1,896 723 826 2,258 1,458 1,866 69,474 2,274 812 1,027 1,485 1,680 2,212 74,981 19.9 12.3 24.3 34.2 15.2 18.5 7.9 3,476 850 1,223 1,605 2,068 2,131 88,461 8,038 1,209 19,150 10,329 3,442 27,094 28.5 184.7 41.5 14,285 5,320 35,662 1,548 120,717 1,883 130,468 Percent Change 1960 Percent Change 108.1 9.5 7.5 32.5 6.2 23.7 4.5 -15.6 26.6 3 6. 3 3.4 1,497 11,686 53,604 1,783 4,590 1,481 2,608 982 758 5,387 3,357 1,762 . 72. 2 72.6 2.1 24.2 44.9 29.3 45.6 17.9 - 1. 6 39.7 44.4 8.6 52.9 6,568 4.7 920 19.1 1,329 2,113 8.1 3,213 23.1 3,404 - 3. 7 18.0 107,042 38.3 54.6 31. 6 27,779 2,268 51,450 26.3 17.7 3,150 190,752 Avg% Increase 28.2 3 6. 0 - 7.8 31. 6 8.7 37.2 30.8 22.4 7.5 27.5 23.2 7.9 50.2 80.4 1.3 17.3 28.6 19.0 26.1 15.0 3.4 16.5 28.8 6.9 33.1 18.9 - .7 22.0 27.2 26.2 9.6 48.7 11. 0 12.9 24.0 30.1 25.2 14.1 35,176 2,521 63,769 26.6 11. 2 23.9 47.0 48.3 30.2 4,031 219,743 28.0 15.2 27.1 16.3 1970 1,919 15,896 49,449 2,346 4,990 2,032 3,412 1,202 815 6,868 4,135 1,902 255 8,743 89.0 1,094 8.2 1,320 8.7 2,577 31. 7 4,088 54.9 59.7 4,296 21. 0 117,339 94.5 -57.4 23.9 .. ... .. _... .... 21. 6 2,378 8.1 153,515 Percent Change 32.5 24.3 - �.I• Table A-2 Age by Sex 1970 Monitor 'Townshi Male Ag_e Cohorts No. 404 477 616 439 234 304 302 235 295 288 290 176 141 72 57 33 9.3 10.9 14.1 10.0 5.4 7.0 6.9 5.4 6.8 6.6 6.7 4.0 3.2 1.7 1.3 0.7 389 544 498 426 305 307 305 274 268 280 278 196 106 38 94 8.8 12.3 11. 3 9.6 6.9 6.9 6.9 6.2 6.1 6.3 6.3 4.4 2.7 2.3 0.9 2.1 4,363 100.0 4,427 100.0 Under 5 5 - 9 10 - 14 15 - 19 20 - 24 25 - 29 30 - 34 35 - 39 40 - 44 45 - 49 50 - 54 55 - 59 60 - 64 65 - 69 70 - 74 75 & over TOTALS % Female No. % ------------ 119 Source: 1970 Census of Population Total Bai:: County Female Male Total % of % of % of Total Total Total No. % 793 1,021 1,114 865 539 611 607 509 563 568 568 372 260 178 95 127 9.0 11.6 12.7 9.8 6.1 7.0 6.9 5.8 6.4 6.5 6.5 4.2 3.0 2.0 1.1 1.4 10.2 11. 5 12.2 10.0 6.7 6.5 5.6 5 .1 5.7 5.4 5.4 4.9 3.9 2.6 1.8 2.5 8,790 100 .o 100.0 9. 2 . 10.5 11.1 9.8 7. 7 · 6.3 5.5 5 .1 5.6 5.8 5.5 4.7 3.9 2.9 2.4 4.0 100.0 State of Michigan Male Female Total % of % of % of Total Total Total 9.7 11. 0 11. 6 9.9 7.2 6.4 5.5 5 .1 5.7 5.6 5.4 4.8 3.9 2.8 2 .1 3.3 9.4 10.8 11. 5 10.0 7.6 6.8 5.5 5.3 6.0 5.9 5.3 4.6 3.7 2.8 2. 1 2.7 8.7 10.0 10.6 9.6 8.3 6.6 5.5 5.4 6.0 6.0 5.4 4.6 3.9 3 .1 2.5 3.8 9.1 10.4 11. 0 9.8 7.9 6.7 5.5 100.0 100.0 100 . 0 100.0 5.3 6.0 6.0 5.4 4.6 3.8 3.0 2.3 3.2 �Table A-2 (Co nt'd.) Other Age Groupings Pre-School (under 5) Monitorrownsh iQ % of No. Total Bay Co unty % of Total State of Michigan % of Total 793 9.0 9.7 9 .1 3,000 34.I 32.6 31. 3 2,829 32.2 29.9 31. 4 4,597 52.3 49.6 51. 2 1,768 20.I 19.7 19.8 400 4.6 8 .1 8.4 School Age (5 - 19) Family Formation (20 - 44) Labor Force (2 0 - 64) / "Empty Nesters" (45 - 64) Senior Citizens (65 & over) - 111 . . . . . . ._... -- ... ... -- �-- Table A-3 Years of School Completed* 1970 Monttor Townshie Female Male % % :Jt # Years Comgleted ----- -- - - Total # % Ba :r: Count:t: Male Female Total % % % State of Michigan Male Fama le Total Cl % % l ::J 9 0.4 8 0.3 17 .4 0.9 1.0 0.9 1.1 1. 2 1.1 Elementary: 1 to 4 5 to 7 8 10 206 0.5 33 1.5 1.0 9.4 16.9 111 445 7.1 18.3 2.5 10.3 19. 1 2.5 7.8 18.7 2.5 9.0 18.9 3.0 8.7 19.7 43 317 816 14.3 2.3 7. 1 12.8 2.6 7.9 13.5 High School: 1 to 3 4 384 404 17.8 705 17.5 32.2 858 37.9 788 1,563 17.6 35.1 20.5 29.7 21. 2 35.5 20.9 32.8 21. 7 29.5 22 . _4 37.5 33.7 255 253 11.6 11_2 274 12.1 ll.9 _8,6 9.4 7.6 8.5 4.8 8.9 6.1 9.9 11. 8 9.4 7.3 9.7 9.4 100.0 100.0 100.0 100.0 100.0 100.0 100.0 No schooling 371 College: 1 to 3 4 or more TOTALS 2,193 132 5.8 529 385 100.0 2,265 100. 0 4,458 ------------- Source: 1970 Census of Population * 4.9 for persons 25 years old and over 22.l �I I Table 1\-4 Family Income Levels 1970 Family Income Levels Monitor Twp. Bay Co. State of Mich. Less than $1,000 27 1.2 1.5 1.8 $ 1 , 0 0 0 - $- 1 , 9 9 9 15 0.7 2. 2 3.1 2,000-$ 2,999 55 2.5 3.7 4.0 $ 3,000-$ 3,999 36 1.6 3.2 4. 1 $ 4,000-$ 4,999 29 1.3 3.7 4.0 $ 5 , 000 - $ 5,999 46 2.1 3. 8 4.9 $ 6 / 000 - $ 6,999 44 2.0 4.6 5.7 $ 7 000 - $ 7,999 - 108 4.9 6.8 7.0 $ 8,000-$ 8,999 152 6.9 8.4 8. 1 $ 9,000-$ 9,999 174 7.9 8.8 7.9 $10,000 - $11,999 408 18.4 15.9 14.8 $12,000 - $14,999 460 20.7 16.5 15.4 s15 , o·oo - s2 4 , 9 9 9 542 24.4 17.4 16.1 $25 000 - $49 / 999 89 4.0 2.9 2.7 $50,000 & over 30 1.4 0.6 0.4 2,215 100.0 100.0 100.0 NA NA $10,408 $9,933 $ t I TOTAL Median Income ----------Source: 1970 Census of Population. - • �Table A-5 EMPLOYED PERSONS BY INDUSTRY 1970 Monitor Township % of Industry_ Agriculture, forestry and fisheries Mining Construction Manufacturing Ourab 1e goods Non-durable goods Transportation Wholesale/retail trade Finance, insurance and real estate Business and repair services Personal services Entertainment and recreati ona 1 services Professional and related services Public administration Industry not reported TOTAL ----------Source: 1970 Census of Population. Total # 77 5 207 1,292 2.4 .1 6.4 40. 1 28.8 11. 3 929 363 Bay County % of Total 2.0 0. 1 . 5.8 39.2 29.6 9.6 5.6 21. 2 State of Michigan % of Total 1. 7 0.4 4.4 33.9 5.0 18.4 107 592 3.3 18.4 68 2. 1 2.7 3.8 45 87 1. 4 2.7 1. 5 3.0 2.4 3.4 14 .4 0.7 0.6 600 57 73 3,224 18. 6 1.8 2.3 100.0 15.7 2.5 16.6 3.7 -5.7 100.0 NA 100.0 27.4 6.5 �Table A-6 Occupation of Employed Persons 1970 Monitor TownshiE # Tyoe of Occueation Professional, technical and kindred workers Engineers, technical · Physicians, dentists and related practioners Medical and other health workers, except practioners Teachers, elementary and secondary schools Technicians, except health Other professional workers Managers and administrators, except farm Salaried: Manufacturi_ng Retail trade Other industries Se lf-employed: Retail trade Other industries Sales workers Retail trade Other than retail trade Clerical and kindred workers 540 % % 12.1 16.9 14.2 65 2.0 1. 2 1. 7 26 0.8 0.8 0.7 58 1.8 1.5 1. 5 160 5.1 3.4 3.3 49 1.5 1.4 1.3 182 5.7 3.8 5.7 197 6.2 6 .1 7.0 66 34 77 2.1 1.1 2.3 1.0 1.4 2.6 1. 3 1. 3 3 .1 5 15 0.2 Oo5 0.7 0.4 0.7 0.6 236 7.4 166 70 511 Bay County % State of Michigan 7.0 5.2 2.2 16.0 6.8 4.9 2. 1 14.3 4.0 2.8 16.9 �Table A-6 (Cont'd.) Monitor TownshiE Type of Occupation Craftsmen, foremen and kindred workers Auto mechanics and body repairmen Meehan ic s and repairman, except auto Metal craftsmen, except mechanics Construction craftsmen Other craftsmen Operatives, except transport Durable manufacturing goods Non-durable manufacturing goods Non-manufacturing industries Transport equipment operatives # Bay County 0/ /0 675 State of Michigan % 0/ 10 21.2 15.4 18.6 60 1.9 1.3 1.4 100 3.2 2.3 2.0 153 142 220 4.8 4.4 6.9 4.0 4.8 6.2 2.6 2.4 7.0 489 15.4 19.3 329 10.3 13.6 12.3 66 2.1 3 .1 2.3 94 3.0 2.6 2.9 2.6 Laborers, except farm Construction laborers Freight, stock and material handlers Other laborers, except farm 94 3.0 Farmers and farm managers 60 1.9 1. 3 1.0 Farm laborers and farm foremen 11 0.4 0.5 0.5 3.6 3.8 3.9 4.0 1 i 1 17.5 81 l I I I 9 0.3 0.5 0.5 I 44 1.4 1. 9 1. 9 j 41 1. 3 1.5 1. 6 I I l I I ~ �• • .. Table A-6 (Cont'd.) Monitor #- Type of Occupation Service workers, except private household Cleaning service workers Food service workers Health service workers Personal service workers Protective service workers Other service workers exce pt private household workers Private household workers TOTAL Township Bay County State of Michigan % % % 270 12.6 8.5 67 101 51 39 12 2.1 3.2 1.6 1.2 0.4 0 o.o 11. 9 2.7 4.4 2.2 1.4 1. 3 2.8 3.8 1.8 1.3 1.2 15 0,5 0.7 1.0 3,179 100.0 100.0 100.0 Source: 1970 Census of Population �Ta ble A-7 Mig ra tio n C harac te ri s tic s 1970 13a y C ounty State of Michigan % %" 12.8 16.6 19.4 751 8.6 8.9 10.0 1965-1967 1,920 22.2 16.5 18.6 1960-1964 1,377 15.9 14. 1 16. 1 1950-1959 2,190 25.3 20.6 20.1 593 ~9 23.3 15.8 8,651 100.0 100.0 100.0 Year Moved into Dwelling: Unit # 1969 ... 1970 1,106 Monitor 1968 1949 or earli e r TOTAL Town sh le % ----------Source: * 1970 C e nsus of Population Includes 714 persons (8. 3%) w-ho have a !ways lived in Monitor Township. reporting methods, totals do not match actual population levels. - ... !- --- !.. -a .i ; - · - -- - - __..._ - -- - Due to Census -- . - ..,._ _ , ........ ..,..__,, �· W: W. W W tW-- ~ w·- .·-W W· Table B-1 Housing Occupancy Characteristics 1970 Bay County State of Michigan % % % 10 0.4 1. 4 3.8 Occupied 2,456 99.6 98.6 96. 2 Total 2,466 100.0 100.0 100.0 Total Hous lng_ Units Vacant (seasonal and migratory) Source: Monitor Townshi,e #: 1970 Census of Housing �T<1 ble B-2 - u Occupancy Characteristics By Year Bullt* Year Structure Built 1965-1970 1960-1964 Total Occupied 587 335 Monitor Township Total % Vacant Occupied 26 0 1950-1959 781 5 1940-1949 312 0 1939 and earlier 390 20 Bay County % Occupied 95.8 90.7 N 100.0 99.4 State of Michigan % Occupied ot A 93.5 V 95.4 al I 100.0 95 .1 ab I 93.7 e 92.6 Source: 1970 Census of Housing * for year-round units only Ill . . . . ..... - -· �• • ••www•-ww--. Table 8-2 - b Occupancy Characteristics By Year Bu llt* Year Structure Built Monitor Town sh ie_ Renter Owner Occueled Occueied % _jL_ JL % 1965-1970 556 94.7 31 5.3 1960-1964 330 98.5 5 1.5 1950-1959 768 98.3 13 1.7 Bay Counti Owner Renter Occupied Occupied 01 % /u N 0 A V a. l 1940-1949 193 9 and earlier 284 332 91.0 85.l -----------Source: * 1970 Census of Housing for year-round units only 28 58 9.0 14.9 t 1 a b 1 State of Michigan Renter Owner Occupied Occupied % Cl /1 69.8 30.2 79.9 20.l 86.9 13. 1 77.3 22.7 66.9 33.1 e �I Table B-3 Bay County State of Michigan % % 80.8 6.6 3.7 4.3 4.6 100.0 75.9 8.5 3.5 9.5 2.6 100.0 I I I I I I 76.4 8.4 3.4 9.0 2.8 100.0 I I I Units in Structure 1970 Monitor TownshiE ii. Units in Structure % TT Total occupied and vacant _ year-round units _______ 1 2 3 and 4 5 or more mobile home or trailer TOT.AL 2,264 20 11 5 156 2,456 92.1 0.8 0.5 0.2 6.4 100.0 2,213 20 A 5 156 2,405 92.0 0.8 0.5 0.2 6.5 100.0 2, l 08 0 6 5 151 2,270 92.9 0.0 0.3 0.2 6.6 100.0 A 105 20 5 0 0 0 77.8 14.8 3.7 Total occupied units 1 2 11 3 and 4 5 or more mobile home or trailer TOTAL V N a. ot 11 ab 1 e Owner occupied units 1 2 3 or 4 5 or more mobile home or trailer TOTAL V a. N ot 11 ab 1 e 91. 3 4.1 0.6 3.3 100.0 Renter occupied units 1 2 3 and 4 5 to 9 10 to 19 20 to 49 50 or more Mobile home or trailer TOTAL -----------Source: 1970 Census of Housing 0 o.o o.o o.o o.o 5 135 3., 7 100.0 A V a. 11 N ot ab 1 e 33.3 20.8 11. 4 9.9 9.5 7.9 6.0 1. 2 100.0 I I I I I I I I I �•••••••••••• Table B-4 - a Value of Owner-Occupied Housing Units Monitor TownshlQ Rural Total Value of All Housing Units .JL Less than $5,000 20 _.%. 1.1 .Jl Total % N State of Michigan Total Rural Bai:'. Counti:'. ~* Rural % :it % % % 771 3.4 264 4.7 2.9 7.3 0 $ 5,000 to$ 9,999 117 6.2 t 4,457 19.6 970 17.3 13.4 21. 2 $10,000 to $14,999 228 12.0 A 5,875 25.9 1,260 22.4 21. 9 22.2 V $15,000 to $19,999 357 18.9 a 1 5,100 22.5 1,257 22.3 23.7 18.8 $20 000 to $24 999 480 25.3 3,035 13.4 922 16.4 16.2 12.7 $25,000 to $34,999 460 24.3 2,406 10.6 662 11. 8 13.5 11. 2 $35,000 or more 232 12,2 I a b 1 e ~L055 4.6 287 5.1 8.4 6.6 1,894 100.0 22,699 100.0 5,622 100.0 100.0 100.0 $17,500 $14,800 I I TOTAL Median Value ----------Source: 1970 Census of Housing $15,200 . $16,200 �Table B-4 - b Value of Owner-Occupied Housing Units Value of those units lacking 1 or more plumbing facilities Less than $5,000 $ 5,000 to$ 9,999 $10,000 to $14,999 $15,000 to $19,999 Monitor Township Total Rural j_ % ! % A Bal Count:r: Total # Rural % # % State of Michigan Total Rural % ~ 168 39.8 70 39.1 39. 1 51. 2 167 39.6 78 43.6 30.8 33.0 37 8.8 16 8.9 12.6 9.0 46 10.9 15 8.4 7.6 3.4 4 0.9 0 0.0 4.4 1.5 0.0 0 0.0 5.5 1. 9 100.0 179 100.0 100.0 V a N i 0 1 t a $20,000 to $24,999 b l e $25,000 or more TOTAL Median Value 0 422 $15,400 - $16,500 ----------- $17,600 $15,400 Source: 1970 Census of Housing l_a\ -1-)-\..).. -J-)-I-l -l -l ai.i - 1. --1. _, - • _, �• •w•w,•·••· Table B-5 Rent Levels 1970 Monitor Townshi~ 13av County State of Michioan __L % % % Less than $30 0 0 0.2 0.3 $ 30 - $ 39 0 0 2.0 1.0 $ 40 - $ 59 13 9.8 5.3 4.7 $ 60 - $ 79 11 8.3 12.3 11. 7 S 80 - $ 99 7 5.3 20.3 17. 1 $100 - $149 39 29.3 35.9 33.6 $150 - $199 29 21. 7 14.7 18.4 $200 or more 6 4.5 2 .1 7.3 No cash rent 28 21.1 7.2 5.9 133 100.0 100.0 100.0 NA $107. $115. Gross Rent Levels TOTAL Median NA ----------Source: 1970 Census of Housing �Ta ble B-6 Year Structure Built* 1970 Years Monitor TownshiE % .JL Ba y County % State of Michigan % 1969-1970 195 7.9 4.1 3 .1 1965-1968 418 17.0 8.4 9.4 1960-1964 334 13.6 7.7 9.1 1950-1959 786 32.1 18.7 21. 9 1940-1949 312 12.7 12.4 14.7 1939 and earlier 410 16~ - 48.7 41. 8 2,455 100.0 100.0 100.0 TOTAL ---------Source: 1970 Census of Housing * Occupied and vacant year-round units - .,•·-\-l - - -~-I.l.-)..}-t.. t . .1. _.. . -1 . . .l -► �•••,. -••.•. Table B-7 Plumbing Characteristics 1970 ~ Monitor TownshiQ Plumbing Characteristics With a 11 plumbing facilities Jl % 2,427 Bai Counti'. Total Rural Total 99.0 Jl * % Not * % % % % 34,570 95.9 10,004 92.8 95.9 97.2 1,491 4.1 772 7.2 4.1 2.2 A V Lac king some or all plumbing facilities Lacking only hot water Lacking other plumbing facilities 24 1.0 (5) ( 0. 2) (19} (0 ! 8} a i 1 a b 1 ( 250) ( 0. 7) ( 108) ( 1.0) ( 0. 6) ( 0. 4) (1,241) { 3. 4) ( 664) { 6. 2) ( 3. 5) { 1.8) 36,061 100.0 10,776 100.0 100.0 100.0 e TOTAL State of Michigan Total Rural I Rural 2,451 100.0 ------------Source: 1970 C e nsus of Housing. �Ta ble £3-8 Persons Per Room Monitor Town sh ie Total Rural % # it % All Occupied Units l.00orless 1. 01 to 1. 5 0 1. 51 or more TOTAL Lacking 1 or more plumbing facilities l.00orless 1. 01 to 1. 5 0 1. 51 or more TOTAL Ba i'.'. Counti'.'. Total State of Michigan Total Rural % % Rura 1 # % # % 31,826 2,340 405 34,571 92.0 6.8 1. 2 100.0 9,064 1,032 195 10,291 88.1 10.0 1. 9 100.0 92.6 6.2 1.2 100.0 93.0 5. 9 1. 1 100.0 1,090 89. 1 4.0 6.9 100.0 512 26 53 591 86.7 4.4 8.9 100.0 89.2 6 .1 4.7 100 . 0 93.5 3.6 2.9 100.0 Not 2,189 91.0 189 7.9 27 _LJ_ 2,405 l 00 . 0 A A V a i 1 a b 1 e N V a i 0 l t so a b l e 84 1,224 -- - ---------------Source: 197 0 C ensus of Housing l11 ~.~-1' -\- •·-l -~-l -i-)-)-!... -J-- ...... ·- · 1 alJl �MONITOR 2483 E. MIDLAND ROAD TOWNSHIP • BAY CITY, MICHIGAN 48706 June, 1974 Dear Monitor Township. Property Owner: As you may be aware, Monitor Township is experiencing a substantial amount of growth. Several subdivisions have platted additions, and there is increasing pressure to develop prime farm lands and areas around the expressway interchanges. A large area has been rezoned for an amusement park, and there is a pressing need to further coordinate future growth with water and sewer line extensions. Your Township Board end Planning Commission are aware of these facts and are concerned that the pleasant surroundings of the township may be destroyed if steps are not taken to control them. In order to avoid this situation, the Planning Commission has begun a program to evaluat:, update, and improve the existing land use plan and revise the existing zoning ordinance. However, the Commission realizes that this cannot be done in a vacuum - we need your help. We need to know what your feelings are concerning the way the township is now, and what you would like it to become in the future. We ask that you take a few moments and fill out the enclosed questionnaire, (remaining anonymous if you wish) , and return it within seven days. Also, we invite your comments and suggestions at an advisory public hearing to be held in the near future. We are working in your behalf to make Monitor Township a better place to live, and we thank you in advance for your cooperation. Sincerely, < / ✓ ,----~ . ,. . o_p ·,M / Howard Klopf, S~rvisor ~ ; r Townsh~ ~ f) . .·o/.C/~ /--c/tjr-~/ - Herbert Steih, Chairman Monitor Township Planning Commission HK/HS/nw J ~ �I MONITOR TOWNSHIP IAND USE ATTITUDE SURVEY The following questions are designed to determine how you, as a resident, think Monitor Township is presently, and what it should become in the future. Your answers w ill be of ass i stance in designing a land use plan which is both realistic and imaginative. Please take the time to answer and feel free to add comments where you feel necessary. Upon completion, enclose the questionnaire in the self-addressed, stamped envelope and return it to us. A. General Information 1. How many people are in your household, including yourself? _ _ _ _ _ _ _ _ __ 2. How long have-you lived in Monitor Township? _ _ _ _ _ _ _ _ __ 3. Please indicate on the attached map approximately where you live. 4. Why do you live in Monitor Township? a. Prefer rural living b. Employment c. "Grass Roots " here d. Within commuting distance of Bay City, Midland, or Saginaw e. Other (please specify) I Own_ _ _ __ Rent._ _ _ _ __ 6. Where does the principal wage earner work? I I I Bay City Midland Saginaw Monitor Township Other (please specify) What is the occupation of the principal wage earner? a. ___Farmer b. c. d. e. f. g. h. ___Professional ___Manager or Admtnistrator ___Craftsman , Foreman or Skilled Trandesman ___Laborer ___Salesworker _ _Clerk Service Worker (Le., Waitress, Teacher, etc.) ___Other (please specify) _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ i. B. I Do you own or rent your house? 7. Residential Attitudes 1. I I I I I 5. a. b. c. d. e. I I Should the Township encourage new residential de velopment? Yes _ _ _ __ No_ _ _ __ I • • • �• • • • • • • - 2. Should the Township encourage any of the following? (check one or more) a. ___Apartments c. ___Single Family Homes b. ___Mobile Homes 3. Should mobile homes be restricted to parks? Yes _ _ _ _ _ No_ _ _ __ a. If "NO", should there be any restrictions on mobile home location? (specify) _ _ _ _ _ __ b. 4. Should the Township encourage low-income housing for senior citizens and low-income families? a. Senior Citizens Yes_____ No _ _ _ __ b. Low-income Families Yes _ _ _ _ _ No_ _ _ __ 5. If more single-fqmily, non-farm residences are added, where would you prefer they be located? a. ___No restrictions on location b. ___Large rural lots c. ___Rural subdivisions d. ___Subdivisions adjacent to Bay City 6. Where would you prefer to 11 ve? a. On a five-acre parcel in the county, away from community facilities. _ _ _ _ _ __ b. On a smaller lot in a planned residential area, close to community facilities. _ _ _ _ __ c. C. D. If "YES", where should mobile home parks be located? _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Other ( s p e c i f y ) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Commercial Attitudes Yes _ _ _ __ No_ _ _ __ 1. Are commercial shopping facilities in the Township adequate? 2. How aften do you make major shopping trips outside the Township? a. Once a week c. Monthly b. Once every two weeks d. Once every two months 3. Where do you go on major shopping trips outside the Township? a. ___Bay City d. ___Fashion Square Mall b. Midland e. K-Mart c. Saginaw f. Other (specify) _ _ _ _ _ _ _ _ _ __ 4. Should the Township encourage more commercial development? If so, what kind? a. In major shopping centers? b. ---At neighborhood convenience centers? c. ---Along major highways in a strip pattern? d. At expressway interchanges? Yes _ _ _ __ No_ _ _ __ Industrial Attitudes No_ _ _ __ 1. Should the Township have more industrially zoned areas? Yes _ _ _ __ 2. Should the Township encourage more industrial development? Yes_____ No_ _ _ _ _ If so, what type should it be? a. ___Light manufacturing and warehousing b. ___Heqvy manufacturing c. _ _Other (specify) _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ �I 3. E. F. Should there be planned industrial development? Yes _ _ _ _ _ No_ _ _ __ If so, where? a. ___At expressway interchanges? b. ___!>.lol'g the railroad? c. ___Glose to Bay City? d. ___Along major county roads? e. _ _Other (specify) _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Recreational Attitudes Yes_ _ _ __ ----- No -I 1. Do you feel that more recreational facilities should be provided? 2. Who should provide these facilities? a. ___Township b. ___County c. ___State d. _ _School District e. ___Special Recreational Authority f. ___Private Enterprise 3. What types of recreational facilities are most needed to serve the Township residents? a. Active recreational facilities (ball fields, tennis courts , etc.) b. Passive recreational facilities (:;ature trails, picnic areas, etc.) c. ___Special use facilities (ice skating areas, concert band, etc.) Please specify. _ _ _ _ _ _ 4. Should the Township acquire recreational sites in advance? Yes _ _ _ __ S. Should subdividers be required to set aside (reserve) a portion of their developments for neighborhood parks? Yes_____ No_ _ _ __ No_ _ _ __ General Attitude Toward Growth 1. What improvements, if any, do you feel are necessary to make the present land use controls more effective? Check one or more and explain. a. ___Land use planning b. ___Land use zoning c. ___Subdivision regulations d. _ _Building code Explain:----------------------------------- •II • • 2. What do you feel are the greatest land development problems in the Township at this time? (specify) . 3. What do you feel are the greatest assets of the Township? 4. Additional Comments: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ (specify) �••• . . . . : , TOWNLINE , RD. SAYCO 6 4 5 RD. CHIP MOBILE COU~T WESTWOOD VILLAGE TRAIL~R PARK ci 0:: 0:: 8 0 9 t: i2 I MONITOR TOWNSHIP 0 0:: ,~,__,, w =:!1 ~ I ~'+/I 18 - LOCATION MAP 15 14 (QUESTION NO. 3} ....J: C> N. UNION w / ST. I 19 20 - ''· • ,/ I ;r I .... ,a I I 9 --ff I""' "Jii:i;t•• •o ·- -- I FISHER NU. -2JI l,J w 29 a:: w 28 (/) c( I 27 2 "'2 ... ,, ::: RD. 31 z w > I.LI (/) ' a: - - -- - -25= l&J ~ a: !!j II) .... <ri :: :;::::: ::;:'.:;:;:: ::::: 0 ::C N :;j :: \ / :}i{ i{ ~ rrr ~?!}~( J 21 IO ,.._ 26 u IL w !I J ~ a: SALZBURG 32 I c::J MOBILE HOME PARK MOBIL PARK I :tJrJttlt?I ~ ~21 EE) SUBDIVISION 33 I ;,4 35 36 ,:::::::::::: �•II ' MONITOR TOWNSHIP LAND USE ATTITUDE SURVEY SUMMARY II • • ti) C: Q.)_g ti) ..... C: ti) - ttl ti) Q.) ..... ti) A. 0 C: General Information 1. a. b. c. d. e. 2. ::0 8. How many people are in your household, including yourself? 1 3 5 7 9 ti) How long have you lived in Monitor Twp. ? a. b. c. d. e. f. g. 3. 1 - 3 years 4 - 5 6 - 10 11 - 15 16 - 20 21 - 25 26 or more 1 2 3 4 5 6 7 8 9 10 11 12 Q.) ti) 1+-1..C:: 0 ..... *.8 233 307 152 24 6 722 32 42 · 21 3 1 99 32.3 42.5 21.1 3.3 0.8 100.0 148 60 144 104 79 51 138 724 20 8 20 14 11 7 19 99 20.4 8.3 19.9 14.4 10.9 7.0 19.1 100.0 316 301 32 649 43 41 4 88 48.7 46.4 Please indicate on the attached map approximately where you live. Rural area Subdivision Mobile H0me Park Section# ~- *ex; * - 2 persons - 4 - 6 - 8 or more Q) 8.~ tnO ~ 100.0 :l:t, _,_ % Section# JL % % Section# Jl % -12- 2- 45 10 2 2 7 2 7 4 0 5 2 17 6 1 0 0 1 0 1 1 0 1 0 2 6.9 1.5 .3 .3 1.1 .3 1.1 .6 0.0 .8 .3 2.6 13 14 15 16 17 18 19 20 21 22 23 24 12 6 2 3 2 3 2 8 19 17 45 96 2 1 0 0 1. 9 25 26 27 28 29 30* 31* 32 33 34 35 36 68 36 9 2 6 106 34 9 2 3 12 43 9 5 1 0 1 15 5 1 0 0 2 6 10.5 5.6 1.4 .3 .9 16.4 5.2 1.4 .3 .5 1. 9 6.6 ---------* Includes two 0/ 0 0 0 1 3 2 6 13 .9 .3 .5 .3 .5 .3 1.2 2.9 2.6 6.9 14.8 (2) Sections 3 0 and two (2) Sections 31. -1- �rn c: a>.9 a,.,o c: -rn IC Q) .,oa, Os:: rnO a> rn i::c; .... ~8. om '+-I # 482 71 138 *c::G 0 66 10 19 44.6 6.6 12.8 5. Do you own or rent your house? 273 117 1081 37 16 148 25.2 10.8 100.1 6. 718 7 725 Where does the principal wage earner work? 98 1 99 99.0 1.0 100.0 316 93 121 39 88 720 43 13 17 5 12 9 99 43.9 12.9 16.8 5.4 12.2 8.8 100.0 29 116 101 4 16 14 4.2 16.6 14.5 176 107 38 46 74 698 24 15 5 2 6 10 96 25.2 15.3 5.4 1. 6 6.6 10.6 100.0 458 242 700 63 33 99 65.4 34.6 100.0 114 44 547 705 16 6 1.§. 97 16.2 6.2 77.6 100.0 4. Why do you live in Monitor Twp.? a. b. c. d. e. Prefer rural living Employment "Grass roots" here Within commuting distance of Bay City, Midland, or Saginaw Other Own Rent a. b. C. d. e. f. 7. Bay City Midland Saginaw Monitor Twp. Other Retired ....fil. What is the occupation of the principal wage earner? a. b. c. d. e. f. g. h. i. B. rn oa> C. ::s Farmer Professional Manager or Administrator Craftsman, foreman or skilled tradesman Laborer Salesworker Clerk Service worker Other Residential Attitudes 1. ..c:: 0 ... ~o ... Should the Twp. encourage new residential development? Yes No 2. 11 Q) Should the Twp. encourage any of the following? a. b. c. Apartments Mobile Homes Single Family Homes -2- • • �ti) II II Q) C: .9 C/l .... C: - 10 ti) Q) .... ti.I 0 C: '+-I # *o:: 0 583 91 674 80 ti.I 3. Should mobile homes be restricted to parks? Yes No a. 5. 92 ..c:: 0 .... ~o .... 86.5 13.5 100.0 No restrictions Large parcels Fringe areas Other 36 4 0 40 80 11 45. 0 5.0 0.0 50.0 100.0 17 18 86 276 397 2 2 12 1§. 54 4.3 4.5 21.7 69.5 100.0 412 264 676 56 1§. 92 60.9 39.1 100.0 80 524 604 11 13.2 86.8 100.0 5 1 0 5 If "yes", where should mobile home parks be located? a) b) c) d) 4. 11. 0:: - If "no", should there be any restrictions on mobile home location? a) b) c) d) b. Q) ti.I !:0 8. Q) U) 8.CllO ~ Zoned areas Along major roads Away from residential areas Fringe areas and other Should the Twp. encourage low-income housing for senior citizens and lowincome families ? a. Senior citizens Yes No b. Low-income families Yes No If more single-family, non-farm residences are added, where would you prefer they be located? a. b. c. d. No restrictions on location Large rural lots Rural subdivisions Subdivisions adjacent to Bay City -3- 72 83 ...._ 150 171 188 233 742 21 23 26 ll. 102 20.2 23.l 25.3 31. 4 100.0 �rn i: Q).9 rn.., s:: Cl) - ltl Cl) Q) ... Cl) 0 6. b. c. c. On a five-acre parcel in the county away from community facilities On a smaller lot in a planned residential area, close to community facilities Other &~ !:0 8. ..... .c: *c:r; *.8 311 43 45 . 9 284 ~ 678 39 11 93 41.9 12.2 100.0 448 220 668 61 1Q. 91 67.1 32.9 100.0 531 77 ·53 73 11 7 4 95 76.8 11.1 Ul Q) Where would you prefer to live? a. s:: 8.~ 11>0 O""" Commercial Attitudes 1. 2. Are commercial shopping facilities in the Twp. adequate? Yes No How often do you make major shopping trips outside the Twp. ? a. b. c. d. Once a week Once every two weeks Monthly Once every two months ...l.Q_ 691 3. ....i:l. 100.0 Where do you go on major shopping trips outside the Twp. ? a. b. c. d. e. f. 4. 7.7 576 14 93 384 373 Bay City Midland Saginaw Fashion Square Mall K-Mart Other 100.0 360 299 659 49 41 90 54.6 45.4 100.0 168 112 79 125 484 23 15 11 17 66 34.7 _§]_ Should the Twp. encourage more commercial development? Yes No If so , what kind? a. b. c. d. 1498 79 2 13 53 51 8 206 In major shopping centers At neighborhood convenience centers Along major highways in a strip pattern At expressway interchanges -4- 38.5 .9 6.2 25.6 24.9 .i.Jl. 23.2 16.3 25.8 �tf.l C: Q) .9 tf.l .... C: tf.l -tf.l IO Q) .... Cf.I 0 s:: ~ 8. 0 ~~ D. Industrial Attitudes 1. 2. Cf.I Q) Should the Twp. have more industrial development Yes No Should the Twp. encourage more industrial development? Yes No 8. ~ cnO Q) Cf.I Q:::_. ..... .c: 0 .... ~ .s 286 363 649 39 50 89 44.1 55.9 100.0 325 299 624 45 41 86 52.1 47.9 100.0 298 55 43 396 41 8 6 55 75. 3 13.9 10.8 100.0 442 220 662 61 1Q. 91 66.8 33.2 100.0 156 193 119 73 _§.Q_ 601 21 26 16 10 8 81 26.0 32.1 19.8 12.1 10.0 100.0 495 179 674 68 25 93 73.4 26.6 100.0 - If. so , what type should it be? a. b. C • 3. Light manufacturing and warehousing Heavy manufacturing Other Should there be planned industrial development? Yes ' No If so , where ? a. b. c. d. e. E. At expressway interchanges Along the railroad Close to Bay City Along major county roads Other Recreational Attitudes 1. Do you feel that more recreational facilities should be provided? Yes No -5- �Ul C: .9 Ul Q) C: ...,. Ul l'tl Q) ~ Ul 0 C: !::0 8. Ul 2. Who should provide these facilities? a. b. c. d. e. f. 3. 5. F. Ul 8. ~ Ul 0 Q) Ul o:::_ ..... .c o~ ~o 0 # 211 215 200 43 83 126 878 29 29 27 6 11 17 119 24.0 24.5 22.8 4.9 9.5 14.3 100.0 368 278 228 874 50 38 31 119 42.1 31. 8 26.1 100.0 462 142 604 63 19 82 76.5 23.5 100.0 ~ 0::: ~ What types of recreational facilities are most needed to serve the Twp. residents? a. b. c. 4. Township County State School District Special Recreational Authority Private enterprise Q) ~ Active recreational facilities Passive recreational facilities Special use facilities Should the Twp. acquire recreational sites tn advance? Yes No Should subdividers be required to set aside (reserve) a portion of their developments for neighborhood parks? Yes No II II - 526 137 663 72 19 91 79.3 20.7 100.0 308 246 279 224 13 1070 42 34 38 31 2 147 28.8 23.0 26.1 20.9 _L1_ 100.0 i •ii • -i General Attitude Toward Growth 1. What improvements , if any, do you feel are necessary to make the present land use controls more effective? a. b. c. d. e. Land use planning Land use zoning Subdivision regulations Building code "Ignorance" ' i - -6- ' i � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Monitor-Twp_General-Development-Plan_1976 Creator An entity primarily responsible for making the resource Monitor Township Planning Commission, Monitor Township, Bay County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-11 Title A name given to the resource General Development Plan Description An account of the resource The General Development Plan for Monitor Township, Bay County was prepared by the Monitor Township Planning Commission with the support of the Monitor Township Board and the assistance of Williams & Works, Inc. in November 1976. Contributor An entity responsible for making contributions to the resource Monitor Township Board (consultant) Williams & Works, Inc. (consultant) Subject The topic of the resource Master plan reports Monitor Township (Mich.) Bay County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a3366aba71ac63fc91770e38b7eabf23.pdf dde8ac78a82438f5e14042c3e4de8048 PDF Text Text MT. MORRIS CHARTER TOWNSHIP GENESEE COUNTY, MICHIGAN GENERAL DEVELOPMENT PLAN 1990-2010 A guide for policy development and development planning. The preparation of this plan was financed through a grant provided under Title I of the Housing and Community Development Act of 1974, as amended . The grant was administered by the Genesee County Community Development Program . �TABLE OF CONTENTS Page Introduction ........ . . .. .. . . .. .... . ....... • • • • • • Planning Process in Mt. Morris Township ..... . . . ......... . Goals and Objectives ..... . . . .. .. .. . . . ...... , .. . General Development ....... .. .. . .. .. .... .. .... . Housing .. ........... . .. . .. .. . . . , •. Commercial . . . . . . . . . . . . . . . . . . . ... . ... . Industrial .. ... ..... . ....... . . . ... . . . .... ' Economic Parks and Recreation ' ......................... . Natural Environment ..... . .. . .......... .. ... . . . Topography .. ..... . ....... .. . . . . .... •. Soils . ... . ... . .... .. ....... . ............ . Ciimate Township Location ......... .. .... . ..... . ............. . Existing Land Use . . .. ................ .. ......... . ... . Existing Land Use Overview ... . .. . ...... . ............ . Housing and Mobile Home Construction . ..... . .. . .. . .. . . . Neighborhoods ...... . . . ... .. ............ . Census of Population . . . . ...... . .. . ..... . . . . . .. . Population Characteristics .......... . . . ...... . ...... . Labor Force Trends . . . . . . . . . . . . . . . . . . . ...... . . Population Projections . .. .. .. ... . .. . .... ... .... . . Services .... . ... . ..... . ............. . . . ...... . .. . . . . . Community Facilities Public Safety Public Utilities Future Land Use Plan . ... . .... .. ......... . . . ... . Township Officers ........ . .......... . . . . . . .. .... .. .. . .... ... .. .. .......... . o o o o O o O O O O I o O O O o O O I O o O O O o Ott o Ott IO to 1 1 1 2 2 3 3 3 4 4 4 5 5 6 7 7 9 10 12 12 13 14 14 14 14 14 15 15 LIST OF TABLES Page Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mt. Morris Township Mobile Home Parks Inventory Statistical Areas ..... ... . ...... ... ......... 1970-1980- 1990 Census of Population . . . . . . . . . Population Characteristics ......... ......... Age Groups ......... ......... ........ . Labor Force Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Projections ......... ...... ... ......... ......... ......... ......... ......... ......... ......... ......... 9 9 10 12 12 13 13 14 LIST OF ILLUSTRATIONS Page Soil Association .... ..... ........ . ......... Regional Setting ......... ......... .... ..... Mt. Morris Township Existing Land Use . . . . . . . . . Mt. Morris Township Census Tracts ......... Mt. Morris Township Future Land Use Map ......... ......... ......... ......... ......... 5 6 a 11 16 �INTRODUCTION Planning is a process which a community uses to determine how it will develop. The Mount Morris Township General Development Plan Update covers the period of 1990 to 201 O. This long-range plan is to be used as a guide for future growth and development of the Township. This plan identifies the goals and objectives which should be considered throughout the planning process and used to guide the decision-making process. The Mt. Morris Township General Development Plan Update represents a joint effort between Mt. Morris Township Planning Commission, utilizing contracted planning assistance provided by the staff of the Genesee County Metropolitan Planning Commission. This plan represents an update to the 1979-1985 plan. The content of this plan (text and maps) constitute a replacement of the 1979-1985 Mt. Morris Township General Development Plan. THE PLANNING PROCESS IN MT. MORRIS TOWNSHIP As stated, planning is a process used to determine how a community will develop. There are currently nine planning commissioners serving on the Township's Planning Commission. These planners are appointed by the Township Supervisor for three year terms. Their appointments must be approved by the Township Board. In Mt. Morris Township, Planning Commissioners make decisions on planning and zoning at regularly scheduled public meetings. See page 15 for the listing of the members of the Township Board, Planning Commission, and Zoning Board of Appeals, at time of publication. One of the first and most important responsibilities of the Planning Commission is the development and updating of this document. The Commissioners, along with their staff, conducted field surveys, held special planning sessions, and analyzed and reviewed all elements of the plan. They collaborated on the revised goals and objectives and all related maps. Public comments were received and considered prior to the final development and approval of the plan. GOALS AND OBJECTIVES Mt. Morris Township was organized in 1855. Although many things have changed, there remain large tracts of open land, and one can still find the stately homes of earlier generations in the rural area. In its urbanized areas, the Township shows many signs of modern architecture. Six thousand acres are still in active farm use according to the Genesee County Cooperative Extension Service. The patterns of change in land use are studied by the Township's planning commission. The following goals and objectives developed and approved by the Mt. Morris Township Planning Commission were one of the most significant aspects of the plan update. Goals identify the end in which we are attempting to attain. They establish the direction in which planning should proceed. The planning provides a broad description of what we are seeking, yet are specific enough to ensure a degree of measurability, and to promote public health, safety and welfare through planned change. The means in which planned change will be attained are identified through the establishment of measurable objectives. The measurable indicators aid in ensuring that the goal will be achieved. The Planning Commission has therefore established the following goals and objectives. (1) �GENERAL DEVELOPMENT GOALS As a guide to future land use decisions, the Township's planning commission has set forth the following general development goals: 1. To promote public health, safety and general welfare. 2. To avoid the overcrowding of land by buildings or people. 3. To provide orderly and efficient traffic flow on public roads and streets. 4. To facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements. 5. To consider the character of the Township and its suitability for particular uses in terms of such factors as the trends in land use and population development. 6. To promote the development of a full service community which encourages equal opportunity in housing, employment, and the provision of services for all citizens. 7. To preserve historically significant places. 8. To encourage the retention of existing agricultural land and open spaces. HOUSING GOALS Our goal is to maintain a suitable neighborhood environment through the orderly growth, development and preservation of a variety of housing types and styles, compatible in their arrangement to existing facilities, services, and transportation networks and open to all persons. To achieve the housing goal, the following objectives have been established: 1. To promote the construction of housing with mixed styles and types which are compatible with existing land uses and appropriately located to existing facilities, services and transportation networks. 2. To promote residential development which balances both single-family and multiple-housing development which provides variety in style, types and affordability. 3. To foster compliance of local housing codes, (BOCA) safety standards, and design standards in accordance with local plans and ordinances. 4. To alleviate substandard housing conditions through code enforcement, rehabilitation of substandard units and the removal of condemned deteriorated housing structures. 5. To support projects which include housing choices for lower income persons, the elderly and handicapped within the Township. This mat include but is not limited to the following objectives: a. Support given to the Mt. Morris Charter Township Housing Commission. b. Support for the construction of major senior citizen housing projects in suitable locations. c. Support the expansion of the Community Development Block Grant Housing Program target areas within the Township. (2) �COMMERCIAL DEVELOPMENTS To retain and support the survival of existing commercial areas and facilities and encourage commercial development in suitable areas with existing or planned public utilities. To achieve the commercial development goal, the following objectives have been established: 1. To retain existing strip commercial development and encourage revitalization through structural and environmental improvements. 2. To support the development of new commercial parks where public utility improvements and transportation arteries exist and are compatible with future land use plans. 3. To support transportation improvement projects that promote adequate, sate access to commercial areas including the utilization of service roads whenever practical. INDUSTRIAL DEVELOPMENTS To encourage industrial development in suitable areas compatible with future land use patterns. The following objectives have been established to assist in achieving the industrial development goal. 1. To support and encourage the development of light industrial districts in compatible land use areas. 2. To consider the feasibility of developing a certified industrial park within a suitable location. ECONOMIC DEVELOPMENT GOALS A detailed knowledge about the local economy is an important requirement in planning for the future land use. As a result of its economic analysis, the planning commission has determined that its long-range goal for economic development shall be as follows: To maintain, strengthen, and increase the Township's commercial, office and industrial districts through diversification and support of appropriate business development which is compatible with future land uses and growth patterns. Consistent with established: the economic development goal, the following objectives have been 1. To strengthen and diversify the tax base through the support of economic development projects which will increase long-term employment opportunities for all socioeconomic groups, older workers, and handicapped persons. 2. To support the development of a large scale shopping mall within the Township. 3. To support the development of a convention center which can meet regional convention needs. 4. To support the development of a quality industrial park in a suitable location. (3) �PARKS AND RECREATION As one means of providing a pleasant, ·satisfying, and attractive community, the ~own~hip should include ample open spaces, recreation areas, and facilities and likewise provide for their maintenance. Meeting this goal would involve the coordination of recreational efforts by the Township , as well as Westwood Heights, Beecher, Flushing, Mt: Morris ar:'d Clio Schools'. plus Beec.her Water Department and the YMCA, in developing their respective recreation land and fac1ht1es, both indoor and outdoor. The Planning Commission has established the following specific objective for recreation: 1. Recreational areas should be developed and utilized to the optimum, considering the capabilities and geographic charter of each recreation site. 2. Natural conditions and habitat should be maintained where possible. 3. Recreation facilities which encourage total family involvement should be encouraged. 4. A Variety of recreational facilities and interests appealing to everyone should be provided. 5. Passive and active facilities should both be provided. 6. Recreation areas should be developed in such a way as to keep maintenance to a minimum. A complete recreational plan should meet the guidelines of the Michigan Bureau of Outdoor Recreation to be eligible for potential matching grant funds. The Planning Commission pledges its support for this effort. The Township can point with pride to the creation of the NATURE CENTER, D. HAMILTON BALL FIELD, PIONEER MILLPONDS and the D. KRAPOHL SENIOR CITIZENS CENTER, which are located within the Township's developing governmental complex on Bicentennial Parkway off West Coldwater Road. NATURAL ENVIRONMENT Topography - - The topography of the Township is generally flat and, acording to the Genesee County Cooperative Extension Service, some 6,000 acres were in active farming use in 1977. Of this, 269 acres have been preserved under the Farmland and Open Space Preservation Act. (Act 116, P.A. 1974). There's only about 100 feet of grade difference between Section 24, just to the North of the City of Flint and Section 6 in the northwest corner of the Township, roughly less than 1% overall. There are, however, some moderately steep grades along the Flint River where the grade changes as much as 27%. Along Brent Run in section 3 and 10, the grade changes some 50 feet in 250 feet or 20%. The grade generally slopes toward the west-northwest with the exception of the area in the southwest corner of the Township which slopes toward the Flint River. The only major depressions are those along the Flint River and the drainage runs. Flood hazar? areas have ~e~_n identified by the National Flood Insurance Administration. Regulation of these areas 1s the respons1b1hty of Mt. Morris Township's Building Department. (4) �Soils - The formation of soils created during the Ice Age have been altered very little in the period of time that has passed. The ground moraines or till plains are made up primarily of fine sediment and account for the major part of the soil in Mt. Morris Township. The western part of the Township lies in an area that was a lake bed or spillway, and the gravel areas in the southwest part of the Township suggest that this was an outwash plain, where deposits were sorted by the action of the water from the melting ice. The major soil type is Conover Loam, which is widely dispersed throughout the Township. While permeability is moderate to low in this soil type, it appears adequate for the density that is presently found in the Township. The soils that are not now capable of supporting urban development are located mainly along the drainage runs. Climate - - The climate conditions in Genesee County are variable with long cold winters and short summers. The mean annual temperature is approximately 47 degrees Fahrenheit and annual precipitation averages approximately 30 inches. Four distinct seasons support the development and use of year round sports and recreational activities. SOIL ASSOCIATIONS 3 9 ,, D CONOVER-BROOKSTON ASSOCIATION: Level to gently sloping, somewhat poorly drained and poorly drained loams that have a clay loam subsoil; on till plains 10 CELINA-CONOVER-MIAMI ASSOCIATION: Level to slop- ing, somewhat poorly drained to welldrained loams that have a clay loam subsoil; on uplands . BOYER-SPINKS-CERESCO_ __.COHOCTAH ASSOCIATION: 36 (5) Nearly level to gently sloping, welldrained loamy sands that have a dominantly sand to sandy loam subsoil, on outwash plains and terraces; and level, somewhat poorly drained, poorly drained , and very poorly drained fine sandy loams underlain by fine sandy loams to sand; on bottom lands. �Regional Setting TOWNSHIP LOCATION Mt. Morris Charter Township is located within the County of Genesee, situated in the east-central part of Michigan. It is bordered by Vienna Township on the North, City of Flint and Flint Township on the South, Genesee Township on the East, and the City of Flushing and Flushing Township on the West. Within its regional context, it is within a ten to twenty mile radius to Saginaw, Tuscola, Shiawassee and Lapeer Counties. Interstate 75 traverses through Mt. Morris Township in a North/South direction. The 1-475/1- 75 intercha~e provides convenient intra-county travel, as well as convenient access to nearby counties. The existence of a sound transportation network provides support for the attainment of the Township's general development goals. (6) ... "'"'°" ...... ,, f _J___ _ _ .,., .., ...... �MT. MORRIS TOWNSHIP EXISTING LAND USE MAP The exi~ting Ian? use map_ w_as developed through a structured collaborative approach involving the Townsh1p planning commIssIoners and the Genesee County Metropolitan Planning Commission beginning in October, 1989. The planning commissioners and GCMPC staff conducted windshield surveys to update the existing land use map. The existing land use inventory data was compared to the Department of Natural Resources Land Use Inventory Map for Mt. Morris Township which was completed in 1987 utilizing 1982 aerial maps. That comparative process was then followed by a further comparison to the most recent aerial maps (1987) for the Township. The updated existing land use map was then presented before the Township Planning Commission at a special plan update meeting in August, 1992 for review and changes. All suggestions and changes received were incorporated and the updated existing land use map was finalized in September, 1992. EXISTING LAND USE MAP OVERVIEW The existing land use map illustrates eleven categories of land usage. (See map legend) We find single-family housing development located primarily adjacent to the bordering developed communities of the City of Flint, the City of Mt. Morris, Genesee and Flint Townships. Institutional facilities such as schools, churches, and government facilities are often located within or adjacent to residential districts. The major commercial strip areas are located along major roadways or streets having an average daily traffic flow of above 12,000. The predominant commercial strip areas are along N. Saginaw Street, Clio Road between Pierson Road and Carpenter Road, and Pierson Road between Clio Road and Elms Road. Agricultural areas are predominantly located in the north and northcentral sections of the Township. The Genesee County Recreation Plan inventory of recreation facilities conducted by the County in 1978 identified twenty-nine (29) recreational areas in the Township. These facilities were predominantly playgrounds, playlots, athletic fields and neighborhood's parks. (See future land use map for areas) There are four major recreational facilities located within the Township. They include Beechwood Golf Course (36.0 acres), Lynn Henderson Field-Beecher Community Schools (11 acres), Mt. Morris Charter Township Recreational Complex(+/- 25 acres), and the YMCA-Pierson Road facilities (20 acres). Throughout the Township we find a number of small forested areas, as well as sections of undeveloped land. The Township has three existing mobile home park sites, (manufactured housing) and one proposed site. The sites are Diane Mobile Home Manor, located in the Beecher School District, Westwood Heights Mobile Home Court, located in the Westwood Heights School District, and White Oak Estates, located in the Mt. Morris School District. The proposed undeveloped site is located in Section 14, north of 1-475 on Stanley Road, also in the Mt. Morris School District. Within this region "manufactured housing" has become a viable means for many households to afford decent, safe, and sanitary homes when economic conditions bar them from conventional housing options. Within the Township, we find approximately four multi-family housing complexes, along with two single-family zero lot line developments and one 38 unit single-family condominium complex. (7) �I-RANCES ·----------- _--_ ' - - - - - - - -,.-_-_-_-_.::--=i'r---- -- ,,____. I PASADENA MT. MORRIS TOWNSHIP 2 �MT . MORRIS TOWNSHIP D D D D AVENUE -- AGRICULTURAL AND LOW DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL MOBILE HOME PARK OFFICE COMMERCIAL INDUSTRIAL RECREATION :010 FUTURE LAND USE PLAN �MT. MORRIS TOWNSHIP EXISTING LAND-USE • Single Family m!J Industrial [a • Multiple Family BIB] (5§] Agricultural • Mobile Home Park 111 Office ffl Commercial Institutional !ilj Mining D and Resource Production (8) Recreat ion / Park Undeveloped �HOUSING Residential Construction by Year Table 1 Years 1970-1980* 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 Total 1981-1991 Sinole-Familv Units 499 21 5 14 16 16 14 37 50 35 20 22 250 Multiple-Family As of November, 1991 , the Township has six multiple-family residential complexes. Listed below are the names, number of units, year built and typical yearly occupancy rates. Number of Units Westwood Manor Amy Jo Manor Apts. Cranbrook Manor Gordon Apartments Flushing Pines Apts. Liberty Apartments Number of Units 144 160 101 33 68 8 514 Totals Year Built Occupancy Rate 1967 1970 1970 1972 1974 98% 95% 98% 80% 92"/4 1985 98% 93% Demolition of deteriorated housing 1981 -1991 . 236 units I (Source: GCMPC Building Permit Reports and the Mt. Morris Township Building Department.) * Most of the residential construction in the early 1970's was financed and built with federal funding . (235 - 236 Housing programs) Table 1 indicates that the average single family residential construction during the 1980's was about 23 units per year. There have been no new multiple family projects constructed since the early 1970's. As new construction continues to level off and/or decline , and as the current housing stock continues to age , more attention is needed to encourge, promote and support projects, requirements, and standards which ensure housing maintenance, housing improvements, and the elimination of deteriorated structures. In order to provide a suitable living environment for all Township residents the planning commission endorses the housing goals and objectives indentified in the goals and objectives section . Mobile Home Park Inventory Table 2 FOR YEAR 1992 FOR YEAR 1986 Total Units Occupied Units Total Units Occupied Units Name of Parks 73% 110 150 80% Diane Mobile Home Park 138 111 97% 209 216 99% Westwood Mobile Home Court 216 215 316 93% 341 100% White Oak Estates 297 297 635 90% Totals 651 623 96% 707 Source: GLS Region V Planning and Development Commission Mobile Home Park Inventory: Occupied Sites, March, 1988 and Mt. Morris Township Building Department Survey, June, 1992. "' Table 2 provides an inventory of the existing mobile home parks. The existing land use map provides a reference as to the spatial proximity between the mobile home parks. The data reflects an average occupancy rate of 90% as of June, 1992, which is a 6% change from March, 1986. This change could be the result of the new constructed sites not occupied , in the White Oak Estates expansion project and the updating and expansion at Diane Mobile Home Park. GLS Region V Planning and Development Commission suggests that rapidly developing communities of mobile home dwellers is related to the limited low income conventional housing options. GLS Region V PDC notes that, " In this region , manufactured housing has become a viable means for many households to afford decent, safe and sanitary homes when economic conditions bar them from conventional housing options." The Township Planning Commission supports a balance in housing options . (9) �NEIGHBORHOODS The neighborhoods in Mt. Morris Township generally follow the five school district boundary lines. The areas of the Flushing School District, (The Western Section of the Township) and Clio School District, (The Northeast and Northcentral portions of the Township) are mostly rural with some urbanized concentrations of single-family homes. The areas of these school districts are generally characterized by medium to large single-family homes, with limited commercial strip development in Flushing along Pierson Rd . The areas located in Mt. Morris School District are generally characterized by small to medium single-family homes, with primary commercial strip development along N. Saginaw St. There are two areas surrounding the City of Mt. Morris that are characterized as a low to moderate income area which is defined in Mt. Morris Township by Census Tract 103.01 , as neighborhoods 180 and 182. (See page 12) These three areas dominate the new residential construction in the Township. The Beecher School District, which borders the Northern portion of the City of Flint, is located in both Mt. Morris and Genesee Townships. It is a neighborhood which is officially defined as a metropolitan district. This district, one of only a few in Michigan, was legally organized in 1939 in order to contract for sanitary sewer facilities with the City of Flint. A water system was added later as a metropolitan service. This neighborhood is generally characterized as a low to moderate income area which is defined in the Census Tracts 103.02, and 103.04 as neighborhoods 188, 189, 192, 193, and 194. (See page 13, Mt. Morris Township Census Tract Map.) This neighborhood represents the most urbanized concentration of the Township 's population and is generally characterized by small , single-family homes. Commercial development is along N. Saginaw St., with many small Ma and Pa type stores throughout the district. The Westwood Heights School District, the only district located entirely within the boundaries of the Township is mainly urbanized with some rural areas to the west. Its main neighborhoods are known as, the Mayfair Area, Mary Gardens-Nash Callahan Area, and the Washington Park Area. These neighborhoods also represent the more urbanized concentrations of the Township 's population and are generally characterized by small, single-family homes. Commercial strip development is located along Pierson Road, Pasadena Avenue, and Clio Road. In 1989, Wade/Trim Impact, a consulting firm, assessed the structural conditions for all residential and applicable commercial structures in selected target areas within the Township. Preliminary data based on their exterior visual survey results identified deteriorated and dilapidated conditions of 40% or more in neighborhoods statistical areas of 189, 192, 193, 194, and to a lower degree of 25% to 39% deteriorated and/or dilapidated conditions within neighborhood 200. See page 11, Mt. Morris Township 1990 Census Tract Map for the neighborhood statistical area locations, as mentioned above. STATISTICAL AREAS Table 3 Census Tract 103.02 103.04 104.00 105.01 105.02 123.00 Neiahborhood Statistical Areas 187 189 192,193,194,195 "' 196,200 180,182 (10) ------ �MT. MORRIS rn ..,,., , V i E N TWP N _ T Vv P I Source: U.S. Census Map Mt. Morris Township 1990 Census Tracts (11) �1970-1980-1990 CENSUS OF POPULATION Table 4 Census Year 1970 1980 1990 Total Change Population 0 -2025 -2730 -4755 29,953 27,928 25,198 20 Year Totals % of Change 0 -6.8% -9.8% -15.9% Source: U.S. Department of Commerce, Bureau of the Census, Census of Population U.S. Census figures reflect a continued population decline which has taken place within the last two decades. This pattern of out-migration appears to be consistent with the decline in population for Genesee County throughout this same period. This reflects a loss of over 2,000 persons for each decade noted. The loss in population during this period has been attributed to the loss in jobs occurring as a result of the auto industry recession, plant closings and its cyclical effect on related support industries and businesses. Labor force data indicates that the predominant occupational classification for Township residents consists of operators, fabricators, and laborers. The effect of the auto industry on population and employment within the Township presents clear indicators for the need to consider economic diversification. POPULATION CHARACTERISTICS Table 5 Year Category 1980 1990 Females Males Elderly - 65+ Blacks Spanish Indians, Aleuts, Eskimos Asians Households Below Poverty Level Overcrowded Households TOTAL POPULATION: 14,271 13,515 1,438 7,471 704 225 34 3,068 1,159 13,172 12,026 3,169 8 ,689 819 255 70 N/A N/A 27,928 25,198 . . Source. Charactenst1cs of Population 1980-1990 U.S. Census A _bre~down of th~ 1980 and 1~90 population characteristics in Table 5 shows a large percentage of m1nont1es (approximately 39%) 1n the Township.' The 1980 Census indicated that there are large numbers of poverty and overcrowded households in the Township. (12} �AGE GROUPS Table 6 1980 1990 TOTAL AGE 0-4 5-9 10-14 15-19 20-24 25-29 30-34 35-44 45-54 55-59 60-64 65-74 75+ TOTAL TOTAL POPULATION 2385 2464 2983 3268 2633 2076 1889 3223 3151 1291 935 1020 418 27786 PERCENT AGE 8.6% 8.9% 10.7% 11 .8% 9.5% 7.5% 6.8% 11.6% 11.3% 4.6% 3.4% 3.7% 1.5% 99.8% POPULATION 0-4 5-17 18-20 21-24 25-44 45-54 55-59 60-64 65-74 75-84 85+ PERCENT 2,151 5,557 1,187 1,431 7,280 2,798 1,297 1,202 1,559 598 138 8.5% 22.1% 4.7% 5.7% 28.9% 11.1 ¾, 5.1% 4.8% 6.2% 2.4% 0.5% 25,198 100.0% Source: U.S. Census of Population - 1980 - 1990 Note: U.S. Census report change reference to Age ranges. LABOR FORCE TRENDS Table 7 LABOR UNIT FORCE EMPLOYMENT UNEMPLOYMENT RATE 1984 Mt. Morris Twp . Genesee County State of Michiaan 11 ,600 201 ,500 4353000 Mt. Morris Twp. Genesee County State of Michiaan 11,450 198,950 4 391 000 Mt. Morris Twp . Genesee Countv State of Michiaan 10,850 187,525 4543000 Mt. Morris Twp, Genesee County State of Michiaan 10,550 183,700 4 578000 10,025 177,750 3920000 1,575 23,750 433000 13.6% 11 .8% 9.9% 10,025 177,550 4 006 000 1,425 21,400 385000 12.4% 10.8% 8.8% 9,050 160,450 4198000 1,800 27,050 345 000 16.5% 14.4% 7.6% 1986 1988 1990 11 .3% 1,200 9,350 9.8% 17,950 165,750 7.5% 344,000 4,234 000 1992 {As of May) 14.2% 1,525 Mt. Morris Twp. 9150 10,675 12.4% 22,900 162,250 Genesee Countv 185,150 9.5% 432,000 4,126,000 State of Michigan 4,558,000 Source: Michigan Employment Security Commission , Bureau of Research and Statistics, Labor Market Analysis Mt. Morris Township unemployment rates have been consistently higher than the overall rate of unemployment for the county and state as shown in Table 7. This chronic unemployment rate is indicative of the reliance on the automobile industry as a primary employer. It can be used as an indicator of the need to expand employment opportunities for area residents in the retail, service, wholesale and select manufacturing areas. Data compiled by the U.S. Department of Commerce suggests an increase in employment opportunities within the service, retail, and wholesale trade markets. (13) �POPULATION PROJECTIONS Table 8 Governmental Unit Mt. Morris Township City of Flint Genesee County Low 21,410 144,352 417,316 1990 Medium 22,943 154,685 447,187 Hiah 24,045 163,263 471,986 Low 19,404 134,399 405,162 2005 Medium 21 ,247 147,164 443,645 Hiah 23,181 160,561 484,033 Source: Genesee County Metropolitan Planning Commission The above population projections were prepared in 1977 for the local units of government by the Genesee County Metropolitan Planning Commission. The 1990 U.S. Census counts indicate that the Township 's population has declined during the past two decades from 29,953 to 25,198. Projections derived in 1977 anticipated this change as showing reductions continuing through the remainder of the century. The Township 's actual population for 1990 was within 4% of the total 1990 high population projection by the County. Although no reliable documentation is available, recession in the automobile industry has apparently contributed to an accelerating rate of out-migration as unemployment benefits, supplemental unemployment benefit funds, and Trade Readjustment Act payments are exhausted. It has become apparent that previous levels of employment in the industry will not be recovered. This factor will dramatically influence the direction of population change in Genesee County. SERVICES Community Facilities - Mt. Morris Township has educational and religious facilities that serve its varied population. There are portions of five local school districts serving the Township. The Township contains both public and private elementary and high schools. The Township continues to work towards the completion of its government center. The complex started with thirty-five acres, (located on Bicentennial Parkway, South, off West Coldwater Rd.) and the construction of the Central Fire Station and Nature Center. The Charles Dunlay Law Enforcement and Governmental Center, the Donald Krapohl Senior Citizens Center and Pavilion, an additional adjoining 20 acres, and many site improvements have been added to the complex w_ithin the last 10 years. The Planning Commission designates the completion of this facility as an important community goal. Expected additions include a separate Governmental Center, housing all Township operations except police and fire services, a library, and possible senior citizen housing. Public Safety - The Township has three fire stations staffed by Township volunteers. All stations, Beecher Fire Station, Mt. Morris Central Fire Station , and Mt. Morris Station Two, have been continuously upgrading their fire equipment so that the best possible emergency and rescue operations can be provided. The Township has also located at the Central Fire Station it's only full time ambulance facilities. This is operated by a private company. The Township has its own local, full-time police force which operates under the 911 central dispatch service of Genesee County. Public Utilities - Public water and sewers now serve only a portion of the Township. Soils in the unsewered area west of 1- 75 and north of Pierson Road contain soil associations which present severe limitations for septic tank disposal fields. The future land use map shows this area reserved for low density development. The Beecher Metropolitan Water and Sewer District acts as a separate authority and supplier of services in the Beecher area. (14) �The Planning Commission has identified these utility related goals: 1. Promote development in those areas which have existing public utilities and maintain low density development in non-serviced areas. 2. Identify priority areas for utility extension. 3. Develop a systematic approach to overall sewer and water additions. FUTURE LAND USE PLAN The Mt. Morris Township Planning Commission has identified the future land uses as shown on the map that follows. These new uses are not necessarily a result of Township population but are a result of the regional population influences. The future land use map shows the best location of the land uses for different categories of demand in the Township. MT. MORRIS TOWNSHIP BOARD (1992 - Present) Larry E. Foster, Supervisor OnaLee Strauer, Clerk Cheryl A. Azelton, Treasurer John Cronin, Trustee Bernard Deloney, Trustee Margaret Perry, Trustee Richard E. Hammel, Trustee MT. MORRIS TOWNSHIP PLANNING COMMISSION Robert Johnson, Chairman Robert Brown, Vice-Chairman MEMBERS Charles Sanders Carol Russell Larry Melchor Francis Trigger Margaret Perry Georgejean Ridley Larry Adkins Dennis K. Miller, Zoning Administrator Belenda Collins, Secretary MT. MORRIS TOWNSHIP ZONING BOARD OF APPEALS Joseph Del Marone, Chairman James Derrick, Vice-Chairman MEMBERS Bernard Deloney - Andrew Mays - Robert Johnson James J. Harrington, Zoning Administrator Belenda Collins, Secretary This plan was prepared with the assistance from the Genesee County Metropolitan Planning Commission: Chapin Cook, Director-Coordinator. (15) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Mt-Morris-Charter-Twp_General-Development-Plan-1990-2010_1990s Creator An entity primarily responsible for making the resource Mt. Morris Planning Commission, Mt. Morris Charter Township, Genesee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1992 Title A name given to the resource General Development Plan 1990-2010 Description An account of the resource The Mt. Morris Charter Township General Development Plan 1990-2010 was prepared by the Mt. Morris Township Planning Commission with assistance from the Genesee County Metropolitan Planning Commission circa 1992. Contributor An entity responsible for making contributions to the resource Genesee County Metropolitan Planning Commission (consultant) Subject The topic of the resource Master plan reports Mt. Morris Township (Mich.) Genesee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ea940b82c88730d9f2bb87e901b6335a.pdf 93236c4e6db7439c98115a96285edb3a PDF Text Text PIPESTONE l TOWNSHIP, z<( ..J C. 1- zw BERRIEN COUNTY, MICHIGAN ~ C. 0 ..J w > w cl ..J <( I a: w zw C, C. -en ~ z == 0 1- I w z IAI• 11,,. ,11. •lo. I~- .,_ I.II. 1l1t- Ill• ,111, lw. l IIU Jlt. •loL ,i.. 4'1. ,Ila. ,ti.. ,111. \11, ,u.. •\I. 411. ,II,, ,II,. 1111. W/, , ._ \Ill- ·-• fJ#. -'• ,IIL ,.,._ .t.. .... ,11,. ,Ill• ,Ml• •"' .J11. JI,. \II'- .,,. ""· ~ '"· .... .... ""- 0 I- en w - C. C. �z < ..J 0.. 1- z GENERAL DBVBLOPHBNT PLAN FOR w :E 0.. 0 ..J PIPESTONE TOWNSHIP ADOPTED: w > w C ..J Prepared By: PIPESTONE TOWNSHIP PLANNING COMMISSION Merrit Kirk, Chairman Robert Bishop Herbert Hasse Don~ld Hettig Vern Holle Harold McCarthy Carl Michael Bruce Dustin With Technical Assistance From: BERRIEN COUNTY PLANNING COMMISSION < a: W I z w C, 0.. - :I: u, z 3: 0 1- w Aaron Anthony, Planning Director * Dennis Schuh, Assistant Planning Director z 0 1- u, w * Project Planner - C. 0.. �TABLE OF Q)NTENTS Paite i Planninit Commission Adoption Resolution. • • . . . . iii Endorsement by Township Board • • . CHAPTERS INTRODUCTION. I . . . . . .. . . HISTORICAL SKE1Ui/GEOGRAPHIC LOCATION II Historical Sketch . c.eoeraphic Location III NATURAL FEATIJRES. V VI VI I 3 3 . . . . . 1 5 .. . . 6 6 8 Caeology/Topography. . . Soils . . Lakes and St.reams . Cl imat.e . 17 19 lJfILITIES . . 21 Yater and Sewage Disposal Electric. . Telephone . . . . . . . Natural c.as . . . . . Solid ~aste Disposal. County Drain System . . 21 29 29 29 29 31 ... . IV . . .. . . . . . COMMUNITY FACILITI~S. 33 Schools . Fire. . Pol ice. 1-bspitals Library . Recreational. Township Property 33 35 35 35 36 36 36 . . 38 POPULATION. . TRANSPORTATION. 46 Road System . . . Air Transportation. Railroad. . . . . . 46 48 48 �VIII ECX>OOMIC BASE . .. ... Labor Force Tax Base • • IX X . . . . EXISTING LAND USE. SUMMARY; GROWTH POLICIES; RECX>MMENDATIONS • \ 49 53 55 62 �LIST OF MAPS PaE?e MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP MAP GEoc:RAPHIC LOCATION • . • • • . TOPOGRAPHIC LOCATION. GENERAL SO IL MAP • • • DETAILED SOIL MAP NE 1/4 DETAILED.SOIL MAP N\l 1/4. DETAILED SOIL MAP SE 1/4 • . DETAILED SOIL MAP SY 1/4 ..... GROUNDYATER MAP. • . . . . • • . . . . . . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION NE 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION N\ol 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION SE 1/4. . SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION S\.1 1/4. . NATURAL GAS DISTRIBlTI'ION/TELEPI-DNE ClJMPANY SERVICE AREAS ClJUN'IY DRAINS. . • • . SCH)()L DISTRICI'S • • . . . . . COMMUNITY FACILITIES • • • . . . . . . . . . . . . . . . ROAD SYSTEM. . • . . . . . . . . . . . . . . . . . . . . EXISTING LAND USE . • . . . . . . . . . . . . . . . . . . P.A. 116, FARMLAND AGREEMENTS/PRIME AGRICULTURAL LAND. PROJECIED FunJRE LAND USE . • . . . . . . . . . . . . . . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 MAP 15 MAP MAP 16 MAP MAP MAP MAP 17 18 19 20 5 7 8 12 13 14 15 22 24 25 26 27 30 32 34 37 47 56 59 68 LIST OF TABLES TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE TABLE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 FOURTH FRIDAY ENROLLMENT FIGURES . . . . . POPULATION GR0\.111-i: 1950-2000. .. . . . . POPULATION CHANGE: 1970-1980. . . . . . PERCENTAGE CHANGE IN POPULATION: 1970-1980. PERCENTAGE CHANGE IN POPULATION: 1950-1980. POPULATION DENSITY - 1980. . POPULATION CHARACTERISTICS - 1980. }-[)USING CHARACIERISTICS. CIVILIAN LABOR FORCE 1980 - OCCUPATION. . . . . 1980 - INDUSTRY. . . . . . CLASS OF \.JORKER. . . . . . . INClJME AVERAGES. . . . . . . . . . PLACE OF \.IORK--STATE AND COUN'IY LEVEL. 1986 REAL PROPER1Y VALUATION . . . . 1986 PERSONAL PROPER1Y VALUATION. . . 1975-1986 EQUALIZED PROPERTY VALUATION. EXISTING LAND USE. . . COMPARISON OF LAND USE. . . . . . . . . . . . . . . 33 38 39 40 41 42 43 44 49 50 51 51 52 52 53 53 54 57 58 �PIPESTONE TOWNSHIP PLANNING C01MISSION AOOPI'ION RESOUJI'ION PIPF.STONE TOWNSHIP GENERAL DEVELOR1ENT PLAN WHEREAS, the Township Rural Zoning Act, Act 184, P.A. 1943, as amended through 1978, stipulates the provisions of a township zoning ordinance should be based upon a plan designed to promote the public health, safety, morals, and general welfare, to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land, among other things; and WHEREAS, the Township Planning Commission Act, Act 169 P.A. 1959, as amended, requires the planning commission shall make and adopt a basic plan as a guide for the developnent of unincorporated portions of the township, and such plan shall include the planning commission's recommendations for the physical development of the unincorporated area of the township; and WHEREAS, the Pipestone Township Planning Commission has, during the period of May, 1986, to October, 1986, prepared such basic plan for the purpose of encouraging and guiding orderly and efficient future growth and development of the township; and WHEREAS, in accordance with Act 168 P.A. 1959, as amended, notices of public hearing have been duly published and on December, 1986, a public hearing was held at the Pipestone Township Hall for the purpose of making public explanation of the proposed development plan and receiving public comments and recommendations regarding the plan; and WHEREAS, the Pipestone Township Planning Commiss i on has given due consideration to public comments presented at the hearing, a public record of which is on file with the township clerk: BE IT THEREFORE RESOLVED, the Pipestone Township Planning Commission hereby approves and adopts the Pipestone Township General Development Plan dated December 1, 1986, as the plan required by the aforementioned state legislative acts to encourage and guide further gro~th and development of the township in an orderly manner. i �( RFSOLVED ON nus 2, DAY OF FEBRUARY, 1987, AT A REGULAR MEETING OF THE PIPFSTONE 'l'a\lNSHIP PLANNING CXM1ISSION ACCORDING TO THE FOLLOWING V<YI'FS OF THE PLANNING CXM1ISSION MEMBERS: Yes Merrit Kirk Herbert Hasse Bruce Dustin Harold McCarthy Vern Holle Robert Bishop Donald Hettig No ✓ ✓ ✓ ✓ ✓ ✓ Merrit Kirk Planning Commission Chairman Planning Commission Secretary ii �PIPESTONE TOWNSHIP BOARD ENIX)RSEMENT RF.SOillrION PIPESTONE TOWNSHIP GENERAL DEVELOFMENT PLAN WHEREAS, the Pipestone Township Planning Commission has been established pursuant to the Township Planning Commission Act, Act 168 P.A. 1959, as amended; and WHEREAS, in accordance with provisions of the aforementioned act, the planning commission has prepared a basic plan, known as the Pipestone Township General D'evelopment Plan, dated December 1, 1986, to encourage and guide orderly future growth and development in the township; and WHEREAS, the planning corrmission has given proper notices of public hearing, and helf a public hearing on December 1, 1986, at the township hall, a record of which is on file in the office of the township clerk; and WHEREAS, the Pipestone Township Board has been kept infonned of the preparation of the basic plan, has been represented on the work committee responsible for preparation of the plan, and had representatives in attendance at the public hearing: BE IT THEREFORE RESOLVED, that the Pipestone Township Board hereby endorses the preparation and adoption of the basic plan by the planning commission and, further, endorses the content of the plan and its policies and recommendation regarding orderly and efficient future growth and development in Pipestone Township. RESOLVED ON TIIIS Pipestone Township Supervisor ~ ~ Herbert Hasse Pipestone Township Clerk iii �I INTRODUCTION Tiie Pipestone Township Planning Conmission fllllctions in accordance with provisions of the Township Planning Act, Act 168, Michigan Public Acts of 1959, as amended, and the Township Rural Zoning Act, Act 184, Michigan Public Acts of 1943, as amended. Pursuant to the duties and responsibilities set forth in the above legislation, the township planning commission has prepared this general develoµnent plan for the following purpose: To promote public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of the township and its suitability for particular uses ,judged in terms of such factors as the trend in land and population development. The scope of this general development plan includes a brief review of Pipestone Township's history--it's people, early developments and resources; discussion and analysis of the Township's population in terms of the past, present, and projections for the future; a review and analysis of such pertinent factors as natural features, soils, utilities and transportation; a study of the economy; the existing land use pattern; goals for future development of Pipestone Township; and projections for desirable future land use. After considering the possible implications of future development in the Township--particularly unguided, indiscriminate developrnent--the Pipestone Township Planning Commission decided to proceed with the preparation of a general 1 �developnent plan and a revised zoning ordinance to implement the goals and policies of the general develoµnent plan. The Township Planning Conmission requested technical assistance from the Berrien County Planning Conmission to help prepare the developnent plan and revise the zoning ordinance. Both documents will receive a legal review by the township's attorney. It should be emphasized that this general development plan is not an ordinance. It cannot, in itself, control land use and development. purpose of the zoning ordinance. This is the Rather, it is the plan referred to in the Township Rural Zoning Act, P.A. 184 of 1943, as amended, being the basis on which the zoning ordinance is developed. The plan suggests goals and policies for desirable future growth and development; the zoning ordinance is an implementation tool for realization of the plan. The plan, of course, is not a static document. It should be reviewed and updated periodically, at least every three years, in keeping with changing conditions and their implications for future growth. 2 �II HISTORICAL SKETCH/GEOGRAPHIC LOCATION HISTORICAL SKETCH (This brief presentation of the early history of Pipestone Township is based on the book Berrien Bicentennial, 1976, by James T. Carney, portions of which are quoted or paraphrased hereafter without additional citation. The first family to settle in Pipestone Township is identified as James Kirk, his wife, and seven children. This was in April of 1837 and the family lived in a cloth tent and pole shanty until neighbors from distant communities helped him erect a log cabin. Dr. Morgan Enos, the Township's first physician, also settled there in 1837. He hired Crawford Hazard and Nathaniel Brant to cut roads from Millburg. These gentlemen also settled in Pipestone Township to work for Dr. Enos . .•• Robert Ferry, an Irish immigrant, is also recorded as having moved to the Township in 1837. Mr. Ferry eventually expanded his holdings to over 1,000 acres and was buried on his old homestead. It was not until 1842 that Pipestone Township was set off as a separate township. James La.rue was elected as the first Township Supervisor and Morgan Enos was elected Clerk. In the early 1840's, William Boughton and Joab Enos laid out a village and called it Pipestone. Growth of the village was very slow. By 1846, the Township's population had grown to about 300. It was at this same time that the Village of Pipestone obtained a post office and William ~ughton was the first Postmaster. In 1850 a German Settlement started in the northeast part of the Township. William Hackstatt, Henry Stevens, and Henry Tulker came as a group with their families from Cincinnati. 3 �About 1853, the Village of Pipestone was renamed "Shanghai" after a breed of chickens that Dr. Enos was raising. ( The first merchant in Shanghai was John . Garrow. Mr. Garrow owned a store, a smoke-house, and a sawmill. later took over the store and also served as Justice of the Peace. James Haskins By 1880, Shanghai contained two stores, at least a dozen homes, a school, and two blacksmith shops. Shanghai's growth was slowed in 1881 when the railroad avoided the village and passed a mile or so to the west. It was at the location of the railroad that a new village named "Hartman", in honor of the farmer that donated the land, l-18.S started. Several stores and.an express office were located in Hartman. Two Township residents, Amos R. Green and Harvey Franz, self-taught archaeologists, became well known throughout the state and were honored by the Michigan Archeological Society. William Teichman brought his Skyline Orchards into the spotlight in 1941 when he brought a new variety of peaches, Redhavens, onto the market. William's son, Herbert, has carried on the family tradition by being a leader in intrcxiucing mechanical fruit harvesting methods to the fruit belt. The Teichman famil y is also well known for the official U.S. Weather Station they have operated for over 50 years. 4 �GEXXiRAPHIC LOCATION Pipestone Township is located in the central portion of Berrien County on the eastern edge. It is approximately 100 miles east of Chicago, Illinois, 25 miles north of South Bend, Indiana, 45 miles southwest of Kalamazoo, Michigan, and 200 miles southwest of Detroit, Michigan. It is bounded on the east by Cass County, on the north by Bainbridge Township, on the west by Scxius Township, and on the south by Berrien Township. Pipestone Township is a rural township bounded by similarly rural townships . The nearest urbanized areas are Niles and St. Joseph-Benton Harbor. Pipestone Township is part of the Benton Harbor Metropolitan Statistical Area and is identified as census tract 105. The nearest major transportation route is I-94, which is 7.5 miles north of the Township . M-140, a state highway, crosses the Township in a north-south direction while M-62 is situated across the bottom of the Township running in an east west direction. -------, -, MAP1 VAN BUREN \ I LAKE MICHIGAN I I ------7 R )}}! BERRIEN I I I CASS NIL,J __________ J ____ - - - - INDIANA (I) I ~I • GARY . • SOUTH BEND ' LA PORTE ...J I ...J I 5 • ELKHART II �I II . ( .. . NATURAL FEAWRES GEOLOOY/TOro:m.APHY Pipestone Township lies in the Southern Upland geophysical region in Michigan's lower peninsula. The Township is characterized by the Berrien - Allegan highland section of this southern upland region which consists of areas of relatively strong relief. The Township is part of the Valparaiso Morainic system with the ridges extended in a general northeast to southwest direction. The soils are mainly sandy with a high protection of clay drift. The bedrock in Pipestone Township is mainly Coldwater Shale overlain with glacial drift. This galcial drift averages approximately 150 feet deep throughout the Township. 4 The existing topographical features of Pipestone Township are primarily due to the effects of the glaciers. The Township's gently rolling or undulating topography was formed by the advancing and retreating glaciers. The ridges fonned in this manner are called moraines and consist of till which is a random mixture of silt, clay, sand, gravel, and rock fragments. Other surface fonna.tions created by the glaciers include outwash plains, lake beds, and glacial spillways. The elevation in the Township varies from a low around 620 feet above sea level in the area where Farmers Creek exists the Township to a high of 870+ feet above sea level on the central-eastern edge of the Township. \ The relief is most pronounced on the east and west sides of the Township with the center being relatively level. 6 f �MAP2 ! C f It ij' :1 •• Ii !I I• •I .: i --- .- ~ ., >- :c Q.. I (/) z ~ 0 I- w z0 I- Cl) w Cl. a::. ·b : /.i ..,. _ . . . - -:-✓-~ .. L/ --. _,,-;- ~ ---r. ,,- t; .. a. tn 0:: <( ::> (!J 0 a:: 0 a. ._ 0 0 I- z (.) 0 �In the late 1970's soil scientists made a survey of the soils in Berrien County. Through this survey they learned what soils are in Berrien County, where they are, and how they can be used. They observed the steepness, length, and shape of the slopes; the size of streams and the general pattern of drainage; the kinds of native plants or crops; and the kind of rocks. The soils were classified and named according to nationwide uniform procedures. This plan contai ns bo th a general soil map and de tailed soil maps for Pipestone Township. MAP3 GENERAL SOIL MAP ... ( ;_:i\r_: ___--: ~._.- £:;:·.•::::·.·.,>::.·.·.·.,.-.:··.J L· ·: ' · · · : •. • ·:.••I t .:::::: .: l _ .-,~~ . ~ ~ i · ... <;; Riddl es-OCkley--Oshtemo Association Pel.la- Kibbie Association Bloun t - Ri mer Association Ockley- Osh temo Association Spinks--Oakville-Oshtemo Association 8 �This general soil map shows broad areas that have a distinctive pattern of soils, relief, and drainage. landscape. soils. Each map unit, or association, is a unique natural Each association consists of one or more major soils and some minor It is named for the major soils. The soils making up one association can occur in other associations, but in a different pattern. This general soil map can be used to compare the suitability of large areas for general land uses. planning purposes. Because of its small scale, it is not suitable for site The soils in any one association differ from place to place in slope, depth, drainage, and other characteristics that may affect the management of a particular site. Brief descriptions of the soil associations in Pipestone Township are listed below. Riddles-Ockley-Oshtemo Association: Nearly level to very steep, well drained, loamy soils on outwash plains, morained, and till plains. the soils in this association are farmed. these soils are used as woodland. erosion. Most of Where the slopes are steep, The main problem in cultivated areas is Riddles and Ockley soils generally are fairly suited to well suited to septic tank absorpti0n fields in areas where slopes are less than 12 percent. Oshtemo soils and other soils that have slopes of more than 12 percent are poorly suited to septic tank absorption fields. have poor filtering capacity. Oshtemo soils These soils are fairly to well suited to building site develoµnents. Pella-Kibbie Association: Nearly level, poorly drained and somewhat poorly drained, silty and loamy soils on outwas plains, lake plains, and deltas. Most of the soils in this association are fanned. 9 Some areas are left �idle or are in woodland. (_ Ponding is conman in low areas. The soils in this association are well suited to cultivated crops, hay, and pasture. The soils in this association are poorly suited to build.init site develoµnents and septic tank absorption fields. Wetness is the main limitation for Kibbie soils, and ponding is the main limitation on Pella soils. Blount-Rimer Association: Nearly level and gently sloping, somewhat poorly drained, loamy and sandy soils on till plains and moraines. soils in this association have been cleared and drained. used for cultivated crops, hay, and pasture. undrained areas. limitations. Most of the They are often There are some swampy, Wetness and restricted penneability are the main These soils are poorly suited to building site developments and septic tank absorption fields due to a high water table. Cx:!klev-Oshtemo Association: Nearly level to steep, well drained, loamy soils on outwash plains and moraines. association are farmed. Most of the soils in this The main problems of management are erosion control, slope, and soil blowing. Draughtiness is a problem on the Oshtent soils during the midst.mllTler months. The soils in this association are well suited to hay, pasture, specialty crops, and trees. The soils in this association are fairly suited to well suited to recreation uses, buildi~ site developments, and septic tank absorption fields. \ capacity are the main limitations for Oshtemo soils. Slope and filteri~ Slope and shrink- swell potential are the main limitations on the Ockley soils. Spinks-0akville-Oshterno Association: Nearly level to very steep, well drained, sandy and loamy soils on moraines, till plains, outwash plains, ( 10 ti - �and beach ri~es. Most of the soils in this association are farmed. blowing and draughtiness are concerns in -cultivated areas. Soil The soils in this association are well suited to hay, pasture, woodland, and recreation uses. They are poorly suited to cultivated crops. association can be irrigated. productive. Many areas of this With proper management, these areas can be This association is fairly suited to buildinlt site developnents and septic tank absorption fields. Slope and poor filtering capacity of the soils are the main limitations. The map units on Maps 5, 6, 7, and 8 ., Detailed Soil Maps, represent the soils identified in those survey areas. These maps used along with the following map unit descriptions can be used to detennine the suitability and potential of a soil for specific uses. It should be not~ that this soil survey is a general overview of the soils in Pipestone Township. Individual site assessment may still be necessary to determine soil capability for proJ.X)sed development. Further infonnation of each of the soil types is contained in the Soil Survey of Berrien County. Copies of this document are available from the United States Department of Agriculture Soil Conservation Service located at 3820 S. M-139, St. Joseph, Michigan. ! I' 11 �I ~I :•: ,flJ I .. \ .. ., I I v r::~ 71e I I I 0 ,., _J DETAILED SOIL MAP NE 1/4 PIPESTONE ..... N ,. ~ -0 .ta. �MAPS a. <C ~ w z 0 0 C -a. ..J .... Cl) w en a. w - -.::I" ..J .,.. <C 3: I- z .......... w C 13 �MAP6 a. <( :E w z 0 0 I- C - ..J en iW ! ..J <( -I- u, w CL CL ~ .......... T- w u, w C 14 �=~~ 31 F\ I f -~ ........ -. - 1\,·,' \.·. .. ~ \ ~; ~:. DETAILED SOIL MAP SW 1/4 PIPESTONE ..... t.rl i: > "'0 .... �SOIUMAP SYMBOLS/SUITABILITY RATINGS FOR RESIDENTIAL DEVELOPMENT Hap ,abol 2 5 6 7 108 100 lOF 118 llC 110 llE 12A 128 12C 120 138 13C 130 148 l4C 140 14E 15C 168 17 19A 20 22A 23 25 26A 278 27C 28B 29 30 31A 32 330 33£ 348 35 36 37 38 42A 44A 51 52B 55 56B 56C 57A 60B 61A 62 63B 63C 64A 65F 66A 67A 68A 69B 70A 71 72B 758 76 77B 788 788 78C 78C 780 780 80 828 82B Limitations for Septic Tank Absorption Fields Soil Name Cohoctall-Abscota sandy 1oams Houghton muck Adrian IIUCk Palas ■uck Oakville fine sand, 0 to 6 percent slopes Oakville fine sand, 6 to 1B percent slopes Oakville fine sand, 18 to 45 percent slopes Oshte■o sandy loam, 0 to 6 percent slopes Oshte■o sandy loam, 6 to 12 percent slopes Oshte■o sandy loam, 12 to 18 percent slopes Oshttm sandy loam, 18 to 35 percent slopes Ockley loam, 0 to 2 percent slopes Ockley loam, 2 to 6 percent slopes Ockley loam, 6 to 12 percent slopes Ockley loam, 12 to 18 percent slopes Spinks loamy fine sand, 0 to 6 percent slopes Spints loamy fine sand, 6 to 12 percent slopes Spinks loamy fine sand, 12 to 18 percent slopes Riddles loam, 2 to 6 percent slopes Riddles loam, 6 to 12 percent slopes Riddles loam, 12 to 1B percent slopes Riddles loam, 18 to 45 percent slopes GlyTM)Od loam, 6 to 12 percent slopes Crosier silt loam, D to 4 percent slopes Rensselaer silt loam Brady sandy loam, 0 to 2 percent slopes Gilford sandy loam Monitor loam, 0 to 3 percent slopes Sebewa loam Lenawee silty clay loam Pipestone sand, 0 to 2 percent slopes Tustin loamy fine sand, 2 to 6 percent slopes Tustin loamy fine sand, 6 to 12 percent slopes Rimer loamy fine sand, 0 to 4 percent slopes Cohoctah sandy 1oam Belleville loamy fine sand Kibble loam, 0 to 3 percent slopes Pelh silt loam Morley silt loam, 12 to 1B percent slopes Morley silt loam, 18 to 25 percent slopes Blount loam, 0 to 4 percent slopes Aquents and Histosols, ponded Pew-, silt loam Granby loamy fine sand Elvers silt loam Morocco loamy sand, 0 to 2 percent slopes Coupee silt loam, 0 to 3 percent slopes Houghton-Kerston mucks Abscota sandy loam, 0 to 6 percent slopes Edwards muck Martinsville fine sandy loam, 2 to 6 percent slopes Martinsville fine sandy loam, 6 to 12 percent slopes Thetford loamy sand, 0 to 2 percent slopes Plainfield sand, 0 to 6 percent slopes Whitaker loam, 0 to 2 percent slopes Poy silt loam Metea loamy sand, 1 to 6 percent slopes Metea lo1my sand, 6 to 12 percent slopes Selfridg~ loamy sand, 0 to 3 percent slopes Udorthents and Udipsanments, 18 to 90 percent slopes Landes Variant silt loam, 0 to 3 percent slopes Shoals silt loam, 0 to 2 percent slopes Granby-Morocco complex, 0 to 3 percent slopes Plainfield-Urban land coniplex, 0 to 6 percent slopes Thetford-Urban land complex, 0 to 3 percent slopes Pits Udips-nts and Udorthents, o to 6 percent slopes Rimer-Urban land complex, 0 to 4 percent slopes Urban land Osht--Urban land complex, 0 to 6 percent slopes Riddles-Oshtemo complex, 1 to 6 percent slopes ~-Oshtemo complex, 1 to 6 percent slopes Riddles-Oshtemo complex, 6 to 12 percent slopes Riddles-Oshtemo complex, 6 to 12 percent slopes Ri ddles-Oshtemo complex, 12 to 18 percent slopes Ri ddles-Oshtemo comp l ex, 12 to 18 percent slopes Cohoctah-Urban land complex Oshte■o-Ockley comolex, 0 to 4 percent slopes Oshteao-Ockley complex, D to 4 percent slopes for Dwellings Without Base,aents Li ■ itations Li ■ itations for Dwellings With B1Se111ents Limitations for Lawns and Landscaping Severe : wetness, floods Severe: ponding, percs slowly Severe: ponding Severe: subsides, ponding Severe: poor filter Severe: poor filter Severe : slope, poor filter Severe : poor filter Severe: poor filter Severe : poor filter, slope Severe : poor filter, slope Slight Slight Moderate: slope Severe : slope Severe : poor filter Severe: poor filter Severe : poor filter, slope Slight Moderate: slope Severe: slope Severe: slope Severe: percs slowly, wetness Severe: percs slowly, wetness Severe: ponding, percs slowly Severe: wetness, poor filter Severe: ponding, poor filter Severe: wetness, percs slowly Severe: poor filter, ponding Severe: ponding, percs slowly Severe: wetness, poor filter Severe: percs slowly, poor filter. Severe: percs slowly, poor filter Severe: wetness, percs slowly Severe: wetness, floods Severe: ponding, percs slowly Severe: wetness Severe : ponding Severe: wetness, percs slowly, slope Severe: wetness, percs slowly, slope Severe : wetness, percs slowly Severe : floods, wetness Severe: ponding, low strength Severe: ponding, low strength Severe : ponding, low strength Slight Moderate: slope Severe: slope Slight Moderate: slope Severe: slope Severe: slope Moderate: shrink-swell Moderate : shrink-swell Moderate: shrink-swell, slope Severe : slope Slight Moderate : slope Severe : slope Moderate : shrink-swell Moderate : slope, shrink-swel l Severe: slope Severe: s 1ope Moderate : slope, shrink-swell, wetness Severe: wetness Severe : ponding Severe : wetness Severe : ponding Severe: wetness Severe: ponding Severe: ponding Severe: wetness Slight Moderate : slope Severe : wetness Severe: floods, wetness Severe: ponding Severe : wetness Severe: ponding Severe : slope Severe: s 1ope Severe: wetness Severe: floods, wetness Severe: ponding, low strength Severe: ponding Severe : ponding, low strength Slight Moderate: slope Severe: slope Slight Moderate: slope Severe: slope Severe: s 1ope Moderate: shrink-swell Moderate: shrink-swell Moderate: shrink-swell, slope Severe: slope Slight Moderate: slope Severe : slope Moderate: shrink-swell Moderate: slope, shrink-swell Severe: slope Severe: slope Severe : wetness Severe: wetness Severe: ponding Severe : wetness Severe : ponding Severe: wetness Severe : ponding Severe: ponding Severe: wetness Severe : shrink-swell Severe: shrink-swell Severe: wetness, shrink-swell Severe: floods, wetness Severe: ponding Severe: wetness Severe: ponding Severe: slope Severe: slope Severe: wetness Severe: floods, wetness Severe : excess hin~s. ponding Severe : excess humus, ponding Severe: excess hinus, ponding Moderate: droughty Moderate: slope, draughty Severe : slope HOderate: small stones Moderate: small stones, slope Severe : slope Severe : slope Slight Slight Moderate : slope Severe : slope Moderate: droughty Moaerate : draughty, slope Severe: slope Slight Moderate: slope Severe : slope Severe : slope Moderate : slope Moderate : wetness Severe : ponding Moderate : wetness Severe : ponding Moderate : wetness Severe : ponding Severe : ponding Severe : wetness Slignt Moderate : slope Moderate: wetness, droughty Severe: floods, wetness Severe : ponding Moderate : wetness . Severe : ponding Severe: slope Severe : slope Moderate : wetness Severe : percs slowly, ponding Severe : ponding, poor filter Severe : ponding, percs slowly Severe: wetness, poor filter Severe: poor f il ter Severe : ponding, percs slowly, floods Severe : floods, wetness, poor f i lter Severe: ponding, percs slowly Slight Moderate: slope Severe : wetness, poor filter Severe : poor filter Severe : wetness Severe : ponding, percs slowly Severe: percs slowly Severe : percs slowly Severe : percs slowly, wetness, poo r fi lter Severe : ponding Severe : ponding Severe : ponding Severe : wetness Sli gh t Severe: ponding, low strength Severe: floods Severe : ponding, low strength Moderate : shrink-swell Moderate: shrink-swell, slope Severe : wetness Sl i gh t Severe : wetness Severe : ponding, shrink-swell Slight Moderate : slope Severe : wetness Severe : ponding Severe: ponding Severe : ponding Severe : wetness Slight Severe : ponding, low strength Severe : floods Severe : ponding, low strength Slight Moderate : slope, shrink-swell Severe : wetness Slight Severe : wetness Severe : ponding Slight Moderate : slope Severe : wetness Severe : ponding Severe : ponding Severe : ponding Moderate : wetness oroughty Sl 1ant • Severe : exces s humus, ponding Mooerate : flood s Severe : excess humus ponding Sli gnt ' Moaera te : s 1ope Mooe rate : wetnes s drougnty Severe : draughty• Mooerate : wetness Severe : pond i ng Moaerate : draughty Mooera te : dro ugh ty, slope Moae r ate : wetness Severe: Severe : Severe : Severe: Severe : Severe : Severe : Severe : Slight Severe : Severe : Severe : Severe : Slight Severe: wetness, poor filter floods, wetness ponding, poor filter, wetness poor filter wetness, poor filter floods floods, wetness ponding, wetness wetness floods floods, wetness ponding, wetness wetness 0 Sl io nt Severe : floods Severe : pond i ng , wttness Moderate : drough ty Moaera te : wetness, droughty Severe : wetness, percs slowly Severe : wetness Severe : wetness, shrink-swell Moderate : wetness , droughty Severe : poor f i lter Sl i ght Severe : poor filter Moderate : s 1ope Severe : poor fi l ter Severe : s 1ope Severe : poor fil ter, s lope Severe : wetness, floods Severe: poor filter Slight Slight Moderate : shrink-swell Sliqht Moderate : slope, shrink-swell Moderate : slope Severe : s 1ope Severe : s 1ope Severe : floods, wetness Sl1gn t Moderate : shrink-swell Slight Moderate : shrink-swel l Sl ignt Moderate : slope, shrink-swe ll Moderate : slope Severe : s 1ope Severe : slope Severe : floods, wetness Slight Moderate : shri nk-swell Moaera te : sma 11 S11c~t Mooe rate : sma ll Mooera te : sl ope Hoaerate : sma l 1 Severe : s 1ope Severe : slope Severe : floods Mooer ate : sma 1i Sl 19ht stones stones stones, slope we ~ness stones 16 �LAKES AND sm.F..AMS There are six lakes located in Pipestone Township that are larger than eight acres in size. The following table describes these lakes. Location Size Sec. 4, T5S, Rl7W 20 acres Little Black Lake Sec. 3, TSS, Rl7W Sec. 4, TSS, Rl7W 8 acres Black Lake Description & comnents Clear, heavy weed growth, muck shoreline. Has state owned public access site. Clear, muck shoreline Brush Lake Sec. 36, TSS, Rl7W 62 acres Most of the lake is shallow with muck bottom. There are extreme fluctuations in the lake level. The southern tip of the lake is in Cass County. Jarvis Lake Sec. 1, T5S, Rl7W 20 acres Spring fed, muck bottom Mud Lake Sec. 21, T5S, Rl7W 8 acres Clear, muck shoreline Rowe Lake Sec. 2, T5S, Rl7W 30 acres Clear, muck shoreline In addition to these lakes there are numerous ponds and smaller bodies of water. They are important for agricultural irrigation purposes and for providing wildlife habitat. There are three principal streams flowing through Pipestone Township. Pipestone Creek is the largest. This stream originates at Jarvis Lake and flows in a westerly direction through the township. Several county drains outlet into Pipestone Creek before it enters Sodus Township where it eventually empties into 17 �the St. Joseph River. ( Fanners Creek is a springfed creek that flows in a southwesterly direction through the southwest portion of the township. This creek also empties into the St. Joseph River after leaving Pipestone Township. Crooked Brook is a small springfed creek in the northwest corner of the township that empties into Pipestone Creek. It is used primarily as an outlet for agricultural drainage systems. 18 �CLIMATE Prevailing winds from Lake Michiian moderate the air temperature of Pipestone Township. These lake breezes keep it cooler longer in the spring and wanner for a longer period in the fall. In winter the averaa;e temperature is 27 degrees F., and the average daily minimum temperature is 20 deirees F. In sUJmer the average temperature is 70 degrees F., and the averaie daily maxinn..nn temperature is 81 degrees F. The total annual precipitation is 35 inches. percent, usually falls in April through September. Of this, 20 inches, or 56 Average seasonal snowfall is 65 inches. The average relative humidity in midafternoon is about 63 percent. The sun shines 67 percent of the time possible in summer and 37 percent in winter. prevailing wind is from the south-southwest. The nonnal frost-free ~rowi~ season is about 180 days. Precipitation Temperature Month Ave~e Daily Maximum F Average Daily Minimum F Daily Avera"e F Average Snowfall Inches Inches January February March April May June July August September October November December 31.1 34.5 44.4 59.0 70.3 79.8 83.4 81.7 74.5 63.6 47.6 35.3 17.0 19.9 27.5 38.3 48.1 58.2 62.2 60.6 53.8 44.1 32.9 22.5 24.1 27.2 36.0 48.7 59.2 69.0 72.8 71.2 64.1 53.8 40.2 28.9 2.31 1. 79 2.57 3.80 3.30 3.45 3.33 2.86 3.40 2.97 2.82 2.78 17.5 12.7 7.2 2.2 Trace 0.0 Year 58.8 40.4 49.6 35.38 65.0 19 o.o o.o Trace 8.0 8. 1 16.5 The �Source: ( United States Department of Agriculture, Soil Conservation Service, Soil Survei of Berrien County, November, 1980. Data compiled from 1948 - 1977 at Eau Claire, Michigan. 20 �IV UTILITIES WATER AND SEWAGE DISPOSAL Currently Pipestone Township's water needs are being met by individual wells. Depth to the static water table averages 33 feet in Pipestone Township with a maximum of 133 feet and a minimum of 8 feet. feet with wells ranging from 32 to 207 feet in depth. is available throughout most of the Township. The average well depth is 89 Adequate clay protection Nitrate problems have been identified in the eastern half of Section 27 and the northwest quarter of section 23. Flowing wells are quite common in Sections 1, 2, 3, 10, 12, and 14. There does not appear to be, at this time, any significant need for municipal water services in the Township. Map 8 is a groundwater map that was prepared by examining well log summary sheets that were completed for each section (approximately one square mile) of Pipestone Township. The information on the summary sheets were compiled from well logs filed by well drillers with the Berrien County health Department. since well logs have only been required by law since 1967, little or no infonnation was included for wells installed before that time. Interviews were also held with several well drillers to obtain information and the map was modified to reflect infonnation provided by persons knowledgeable of the area. Additional information on individual well logs should be obtained from the Berrien County Health Department. The map identifies three types of groundwater areas in Pipestone Township: 1. areas where there are no apparent groundwater problems. 2. areas where there are groundwater problems for which there are lmown solutions or adjustments. 3. areas in which there is insufficient infonnation to make an evaluation. 21 �(. 12 Yt .-::,.;!-~-- •. 17 16 ·i~.:.·~-t~!.; ~'·'c.·,·:1·· · ;·~:.~·:;:~r=~~:. tt~H}{1\t · i;if1)fftlfIt 25 Indicates no apparent groundwater probl ems. vzzzzzzzza Indicates that there are groundwater problems for which there are known solutions or adjustments usually achieved by special requirements in construction or location. Indicates insufficient information in the area to make any meaningful evaluati on. MAP SOURCE: Groundwater Mapping Notebook, January 198 1, Southwestern Michigan Commission. 22 �Areas mapped as having correctable groundwater problems in Pipestone Township are generally indicative of an acquirer that does not have protection of at least ten feet of impervious soils or it is not known if the impervious soils extend over the entire acquirer. section. In most cases, coloring was done by the quarter This means that even though there may be infonna.tion on only one well in the quarter section, the color was expanded as a general indication of possible problem or lack of a problem. Sewage disposal in Pipestone Township currently consists of individual onsite septic tank systems. Information on soils included in the Berrien Cotmty Soil Survey indicate that approximately 15% of the Township's soils are of a type which are well adapted for septic tank systems. About 5% are classified as "poorly adapted" or "moderat~ly well adapted" for residential development because of poor drainage and percolation. This leaves approximately 80% of the Township's soils that are classified as "unadapted" for residential developnent. These general areas of suitability are identified on Maps 9, 10, 11, and 12. Sections 25 through 36 of Pipestone Township were included in a mtmicipal wastewater treatment study. This was the Berrien Township Facility Plan for Wastewater Collection and Treatment, October, 1978 - facilities Planning for the Village of Berrien Springs, Village of Eau Claire, Township of Berrien, Township of Oronoko and Sections 25 through 36 of Pipestone Township. This plan proposed two short sewer extensions on the Village of Eau Claire system to serve residents of the Township. The proposed system would have serviced a few homes on Pipestone Road and a few homes on Ma.in Street. After public hearings the Township decided that there was not sufficient need for the extensions to warrant their costs. A resolution was then adopted by the Township Board ending Pipestone Township involvement in the facility plan. The two areas proposed for sewer extensions were placed in the future service area for the Eau 23 �0 ~ NE 1/4 PIPESTONE SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION . SLIGHT LIMITATIONS t :::;::,:•:•:•:•:-:-3 -·-·- - - ----MODERATE LIMITATIONS SEVERE LIMITATIONS ~ 1.;. 3: ► co ~. �MAP10 en z :E z -w 0 I<( I- ...I -0a.I- a: 0 m a: w > w en "' ~ <( ~ z <( w z 0 ....CJ) w C. C. "11:t' ....... .,... 3= z en z 0 I0 I- I- w I- <( -a. I- en <( a: 0 LL a. < :E a: 0 I0 :E ..J w a: w 0 0 :iE I en z < LL -:iE ..J 0 I<( I- I I• I ·•. -0 en ..J I- :I: C, ..J en 25 �SE 1/4 PIPESTONE SOIL FACTOR MAP FOR SEPTIC TANK ABSORPTION SLIGHT LIMITATIONS ~::::::::::::::::::::::J MODERATE LIMITATIONS SEVERE LIMITATIONS N C7) I: ► -a ...... �MAP12 z -w -a. 0 li:t . .J a: w > w u, 0 u, m w z 0 tU) w CL . CL 11:1' T "" < ~ z u,z 0 < l- .:: o -:Et- -a. <( l- ..J w u, <( i:t C 0 0 w t- a: w :E LL a. < ~ i:t 0 l- o < LL -0 .,;,,J u, u, z 0 -t- . .J ::c C, ..J U) 27 �Claire system. 1his indicates the capacity is available if the Township ever decides to pursue the installation of sanitary sewers for these areas. Since the Township does not, at least in the near future, contemplate the installation of municipal sewer facilities, soils will be of critical importance in detennining location of future developnent. Adequate lot size and proper separation of septic systems from groundwater wells should be maintained to avoid pollution problems. Source: Southwestern Michigan Conmission, Groundwater Mapping Notebook, January, 1981. Berrien County Planning Commission, Water and Sewer Plan, June 1, 1971. McNamee, Porter, and Seeley, City of Niles, Niles Township, Wastewater Treatment Facilities Report, January, 1975. 28 �ELECTRIC ( -. Electric service is provided throughout the Township by Indiana & Michigan Electric Company. Power is available in sufficient quantities at all locations, thus it poses no restrictions on develoµnent. TELEPHONE Telephone service is provided by two separate phone companies, Michigan Bell Telephone Company and General Phone Company. Their service areas are identified on Map 13. NATURAL GAS Gas service is supplied by Michigan Power Company. currently available in the areas identified on Map 13. Natural gas service is Supply is considered adequate to meet anticipated growth. SOLID WASTE DISrosAL Collection of solid waste in Pipestone Township is left to arrangements between the residents and collecting contractors. Individuals may also talce their solid waste directly to a landfill on their own. There are no landfills located in Pipestone Township. The Township is a member of the Tri-Township Landfill Authority which also includes Berrien Township, Oronoko Township, and the Village of Berrien springs. This Authority owns and contracts for the operation of a 10 acre landfill site in Berrien Township. This landfill is not licensed under Act 641 of 1978, the Solid Waste Management Act. \ Due to geological conditions at the site (lack of clay) it is anticipated that this landfill will be closed in the near future. The Authority has not made any definite plans on whether they will try to license a new site or develop an alternative method of disposal. The nearest licensed landfill is the Orchard Hill Sanitary Landfill which is approximately seven miles north of the T0t,inship in Watervliet Township. 29 This �i MAP 13-- ~" u II I UJ (.) - 1 > ' 0::: UJ ! ,~ I! I en > z<( c.. :E o . -J -J UJ m. z < CJ ..J <( Q: ::J: I.LI ::::E (.) z I.LI CJ (.) UJ z 0 :c c.. UJ ..J L&J I- z -:::::,0 -ccc:: en -C I- I- en <( C, ••• • ••• ••• •• ..J <( 0::: ~ => I<( z 30 �landfill is privately owned and operated. about six years of capacity remaining. The company has 55 acres licensed with They own additional land adjacent to the existing fill site but have not released any plans concerning expansion. CXXJNTY DRAIN SYSTEM The locations of existing county drains within Pipestone Township are illustrated on Map 14. The majority of these drains are constructed of underground tile and open ditches. The primary purpose for the original installation of these drains was to improve agricultural productivity although now some of them also provide drainage for residential develoµnent. By law, the County Drain Commissioner can only spend $800 per mile per year for nonnal drain maintenance and assess the costs against landowners in the drainage district on his own initiative. If a new drain is to be built or costly repairs and upgrading undertaken on an existing drain, a petitioning process must take place. If the project wins approval, landowners served by the drain are assessed the costs based on degree of benefit. 31 �,BJ( ·1 ~~ - _ ., :<---+-~~====::I ✓, -- =~__....__. _ri 1 J ,r--· ·:~ \ .\ I R-....,~••' ~~~~l--t-L.1....-L-4--t::31--l---J----,,.L.+---r-----ll----1---l t--f--.1'----'='I.. 1---:r.\==a~===-==~I -7r--- 1 ~ . 1 :~._~~~::~~~~~-l~~~~L--.-JL----UL~~r-T--+-~~~_i_4--__JI I I~ =~~ ~~~=-----i ----==-~~=-:~=-=~=~=L::::I . ~. . . . . . G , I I I w I I t 1--------lr_ jj_ UJ I I nn1l•l1 lrfFl [ 1 • I~ ' t ~ • h----.----i 0 K II 1 r t----,--~-+---l i==u _:_ ~g -ii--.--,:,,_____. ~ rf\ J1l.~ .r .=: ·u 1--1 11r·~ t---1~-,--r--+- I --11--~~~~m~~\\~•:~=~-~~JJ_;::=::~• - I I I ~, m . lL1 ~ :J -11 ~ 1 --'~ 11 11 L rr I t5~ ___,_,b- 41 _,81 ;===::.~~~tj - -,----at--\~, ~---.....__.__i_u____J_ , _£'&. PIPESTONE TOWNSHIP 1• • IOOO' DATl Of P'NOloaAPtff A,11. IM4 COUNTY --- 14. GREENFIELD & SMALLEDGE DRAIN 27. MOSS LAKE DRAIN. WELSH LATERAL 2. AUMACK & KELLY DRAIN 15. HARTSE LL & ELY BRANCH 28. MUD LAKE DRAIN 3. CLARK DRAIN 16. HARTSELL & ELY DRAIN 29. MUD LAKE DRAIN EXTENSION 4. CROOKED BROOK DRAIN 17. HASS CROOKED BROOK OUTLET 30 . NICHOLS DRAIN 5. CROOKED BROOK EXTENSION 18. INMAN & PARKS DRAIN 31. OLDS & SLENKER DRAIN #I .......... DRAINS 1. AUMACK DRAIN 19. JENNINGS DRAIN 32. PARKS & DEWITT DRAIN 7. DWAN & KERSTETTER DRAIN 20. JOHN AUMACK BRANCH 33. PIPESTONE CREEK DRAIN 8, EASTON DRAIN 21. JOHN AUMACK DRAIN 34. PIPESTONE LAKE DRAIN 9. EASTON EXTENSION 22. KELSEY DRAIN 36. SUTHERLAND & ROUSE DRAIN 10. EAU CLAIRE EXTENSION 23. KERSTETTER DRAIN 36. SUTHERLAND #2 11. EAU CLAIRE VILLAGE DRAIN 24. 37. VLADIC DRAIN 12. FRANZ & VERSAW DRAIN 25. LEWIS & TOMPKINS DRAIN 38. WOOTEN & BISHOP DRAIN 13. FRANZ & VERSAW EXTENSION 26 . MOSS LAKE DRAIN 39. ZECH DRAIN 6. CROOKED BROOK LATERAL (.,.) ~ ~ . . . . . . . . . . . . . . . . . . . . . . . . . .ft911 LANGLAN DRAIN -- - - ts) 3: ,,..... ... ), 1 �V cxtMJNITY FACILITIES SCHCX)LS The school systems and facilities that serve the residents of Pipestone Township are an important factor in the developnent of the convnunity. Although schools are one of the primary reasons people give for locating in a particular location they are also one of the most difficult facilities to proiram into a land use plan. This is due to the limited amount of input that the township has into the educational administration process. Pipestone Township is served primarily by the Eau Claire School District. Two small portions of the Township are also served by the Benton Harbor and Do~iac School District (Map 15). In addition to the public school system there are several parochial schools available to Township residents. Information provided by the Eau Claire School District indicates that the The existing facilities are adequate to meet the current trends in enrollment. following chart lists enrollment figures for the Eau Claire School District between 1980 and 1985. TABLE 1 EAU CLAIRE SCHOOL DISTRICT FOURTH FRIDAY ENROLI..NENT FIGURES 1980 1981 1982 1983 1984 1985 Spec. F.d. 362 134 374 9 370 143 385 13 416 167 405 8 Part Time1 Total FfE2 879 9ll3 996 4 479 175 419 16 47 1, 1365 470 159 394 14 149 1, 186 6 445 145 359 9 159 1, 11 71 GRADF.s K-6 7-8 9-12 1 Addition of adult education classes accounts for part time students. Membership based on Full Time Equivalency. Figures are not head counts. 3 Includes 118.3 Full Time Equivalents from Benton Harbor as Inter-District Transfers. 4 Includes 179.5 FTE from Benton Harbor as Inter-District Transfers. 5 Includes 312.7 FTE from Benton Harbor and 1.3 FTE from Coloma as Inter-District Transfers. 6 Includes 307 FTE from Benton Harbor as Inter-District Transfers 7 Includes 239.9 FTE from Benton Harbor as FTE Inter-District Transfers. 2 33 �MAP1S- . ; Ii u II I I . en a:: I(.) LLJ a:: < c::: _, (.) - I- -en C ::::, ct ••• ._ ~ a:: ct :c z (.) ct 0 c.:, t- ct z == m · 0C LLJ ...I 0 0 :::c (.) en 34 �Universities and colleges within comnuting distance include: Lake Michigan College Southwestern Michigan College Western Michigan University/WMU Continuing Education Michigan State University Continui~ F.ducation Center Andrews University Notre Dame University Indiana University of South Bend Saint Mary's College FIRE Fire department services are provided for Pipestone Township by a department composed of Pipestone Township, Berrien Township, and the Village of Eau Claire. The fire station is located ion the village (Map 16). by a volunteer force consisting of 22 men. Eighteen of these men have taken the State of Michigan's 66 hour Fireman's Training Program. rating for Pipestone Township is 8. It is manned The current insurance Funding for the department is under an agreement where the Village provides the building and its maintenance and the two townships provide the manpower and equipnent. The Fire Department's current equiµnent inventory includes the following vehicles: (1) (1) (1) ( 1) (1) Pumper, 750 gallon capacity, 750 gal./min. discharge Pumper, 750 gallon capacity, 500 gal./min. discharge Tanker, 1,500 gallon capacity, 250 gal./min. discharge Mini-pumper/rescue truck, .250 gallon capacity, 250 gal. /min. discharge Jeep grass fire fighting rig (on loan from Michigan Department of Natural Resources) RJLICE The Township's police protection is provided by the Berrien County sheriff's Department and the Michigan State Police. HOSPITALS The nearest hospital for the majority of Pipestone Township's residents is Berrien General Hospital, which is approximately two miles south of Eau Claire. In addition, residents have available Mercy-Memorial Medical Center, St. Joseph; 35 �Mercy Hospital, Benton Harbor; Lee Memorial Hospital, ~ i a c ; and Conmunity ( Hospital in Watervliet. These are all full service hospitals offering a full range of in-patient and out-patient services. LIBRARY Pipestone Township contributes funding to the Eau Claire District Library. This facility is located in the Village of Eau Claire. (Map 16). RECREATIONAL The only public recreational facility in the Township is a public access site on Black Lake that is owned and maintained by the Michigan Department of Natural Resources. Privately owned recreational areas include Pipestone Creek Golf & Tennis club and Indian Hills Golf Course. TOWNSHIP PROPERTY The Pipestone Township Hall is located one-half mile west of M-140 on Naomi Road. This building is used primarily for Township meetings (Map 16). Other property owned by the Township includes three cemeteries. These include the Eau Claire Cemetery, which is almost at capacity, the Shanghai Cemetery, and the Shanghai Memorial Cemetery. These last two cemeteries contain adequate space to meet the Township'~ needs for the forseeable future. I I •. 36 �~" " 1 f--==-=-~],F-=-+~ :=-..::::-=r-- r-- II F~~a~rl.-,,~ t .t= f-1 u J .- .l.C !!! w ,--- :,,, - ij • □ ' - ~ -- ,.. ,fie J d - L• rl e• ~ll,. II J.I •~I uU LJU ~ ,--' ", ~J~ ~ I L ,n ~ , - - - ~ .Ill ,- ~r I .~ ~LL .----c=·u ,11=---;----yl.J7_!1 r--- ~~t-,u ~.--~-11, ,r----·7... D - • r---- ~ - .--- ·. I'< ~ J N l'C ~ llr R [ ~ :--=:: f== 'rl\~~ FU ' - I "l ~ ~ & \ , !ii!M•1 , L.._ "' I I -r--- -- I ~ t .&; 0. 'M ! n ,: :Ii " '.- r---- II f--J ll I! ~ =- ·~ wil ... Ir- . lr-------i _ l~ i - ,., -IL , • • l)()O' 0A Tt fr P'tlOToawffl Al'tl, IN4 If--.- -- ' Id 1 1 l ..,_ JC] .. It--,- L I - = I: PFESTONE TOWNSHP COMMUNITY , t--r---r- _/ )lylf----L I !" ~ r--,-- - • t=~;~__:_+Ilr~J----:~..11!7_,,.~C-7 LL J - - I ~ Ir--- - , • lhr-'r-~ - r--~ r-_ -_ - 'T_- _ II Jd; ., 1-J I ' ~ _£~ \I • ~r--_-_-_ 1-1 - ,- 1 l__!--..L.L-L....L-J,....Jal!,,,J,,,a._,~.a '![ll!H :;;;:! !• 1~~~-1 [_ ,- K ,_, l ' , - I IJ. ·1 lb-='L-.f--r--~ - 1l-r- . - r - r - 7 - -,v 0 . I -~ • • • -\} • L , - ---., • j' l_ - . ,- - .. µ 1 t--~, J h7 n ~~ ,u r---- ·111r' .. . - \. L...l µ ,-, •1r---, 1 r----11 r------11 r----, ~ 11 ~ ~" ;:; ' ) ' - .... ll µ I r--nr-- - D. J I ~ , [",. □ J • ~ ~-,1 r:--- W L J--f:::::=~11 w - . ..... "" 11 I" I "-- r F~ ~N. ~~ □ .U. I _ ,/ I / ' ~.,- I• lr-11 J.lL - - J 11· ~ 1u II ~-~·---7 . i, l ,~ . I I~ ~-.--- .-. £ , "' • .. ~ r- l ~ '.J t---- _ - --j - -- lf I t' I V ?:/i" I -• •~ C I j ,- f .-- -3- 11---,-, r- A , J. " ~--7"~.-TJ ~ ~ /' ' - I_ = I =" ~ ( -' ), p 1 '• II -- J I p HJ-,- I I - ,-- r-- II ,---, •= r----1~ I .--- . I 111 II::::--,- l ,.J ~ - , ,- ,~, r- .J ' I ~--1 1~--, [ I ·--.___' . . ., ._ ~ t( \= _Jr-------i..1: _. - ..LI _. r--. .c ·- ~ ..... ~ -- ___....., __....,.. ......., ,.u .. FACILITIES 1. FIRE DEPARTMENT 2. EAU CLAIRE DISTRICT LIBRARY 3, PIPESTONE TOWNSHIP HALL 4. EAU CLAIRE CEMETERY 5. SHANGHAI CEMETERY 6. SHANGHAIMEMORIALCEMETERY 7. PUBLIC ACCESS SITE :;) ~ 3: ► "tJ .. en i �VI FOPULATION One major factor that needs to be taken into consideration during any type of planning for the future of Pipestone Township are population trends. Analyzing these trends can provide direction when planning for cocmrunity develoµnent. It can assist in trying to reach a balance between growth and efficient develoµnent. Projected population levels relate directly to land use. Population levels will also detennine the demand for convnunity facilities and governmental services. The following tables offer an examination and comparison of Pipestone Township's population trends over the pa.st three decades. Projections for future population levels are also provided. TABLE 2 FOPlJl.ATION GROW'IB: 1950-2000 BERRIEN COON'I'Y PIPESTONE TOWNSHIP Population Count Year Change In Number Percent Change Population Count - 115,702 Change In Number Percent Change 1950 1927 1960 2197 270 14.0 149,865 34,163 29.5 1970 2437 240 12.2 163,875 14,075 9.4 1980 2364 -73 -3.0 171,276 7,041 4.5 2050 1990 (projected) -314 -13.3 169,000 -2,276 -1.3 2150 2000 (projected) 100 4.9 176,000 7,000 4. 1 * * * SWMC/Provisional Population Projections - 1986. 38 �TABLE 3 1970-1980 POPUI.ATION CHANGE Number of Persons *Lincoln 2,513 *Oronoko 2,279 Coloma 969 Watervliet 860 Hagar 855 Royalton 533 *Baroda 499 *Berrien 397 Buchanan 389 *New Buffalo 295 Chikaming 251 *Three Oaks 151 *Galien 115 Bertrand 110 Bainbridge 95 Benton 86 Lake 66 M>i.pestone -58 Weesaw -174 Scxius -244 Niles -249 *St. Joseph -310 *includes villages or parts of villages within the township 39 --- - - - -------------- �TABLE 4 1970-1980 PERCENTAGE CHANGE IN PORJLATION % Watervliet 35.6 *Oronoko 26.9 *Baroda 23.0 *Lincoln 22.8 Coloma 22.1 Royalton 21.1 Hagar 20.9 Buchanan 12.2 *New Buffalo 11.4 *Berrien 10.2 *Galien 6.9 Chikaming 6.2 *Three Oaks 5.2 Bertrand 4.9 Bainbridge 3.4 Lake 3.1 Benton Niles .5 \ -1.9 11*Pipest~· 'h'f '. -:.2:4 . *St. Joseph 4 "-- -3.0 Weesaw -7.4 Sodus -9.7 *includes villages or perts of villages within the township 40 �TABLE 5 1970-1980 PERCENTAGE CHANGE IN roPULATION ; *Lincoln 422.4 *St. Joseph 207.6 Coloma 135.8 Niles 129.7 *Oronoko 127.2 *New Buffalo 119.0 Buchanan 115.8 Royalton 115.4 Hagar 98.1 Watervliet 91.0 Chikaming 85.6 Bertrand 76.5 *Baroda 71.1 *Berrien 70.3 Lake 54.5 Bainbridge 31. 2 *Galien 29.4 Benton 26.0 *Three Oaks 23.3 SPipestooe 22.r Weesaw 13.2 Sodus 8.0 ~ *incltxies villages or parts of villages within the township 41 �TABLE 6 roruLATION DENSITY - 1980 PERSONS/ACRE Weesaw .09 Bertrand .11 Bainbridge .13 *Galien .13 *Berrien .13 Buchanan .17 Sodus .17 Lake .19 *Three Oaks .20 *New Buffalo .22 *Baroda .23 Royalton .27 Chikaming .31 Watervliet .36 Hagar .38 Coloma .43 *Oronoko . 49 Niles .54 \ Benton .91 *Lincoln 1.14 *St. Joseph 2.23 Berrien County .46 *includes villages or parts of villages within the township 42 �TABLE 7 roPULATION CHARACTERISTICS - 1980 PIPESTONE TOWNSHIP BERRIEN COUNTY AGE Total Persons 2364 Under 5 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 years and over 163 167 222 259 178 317 302 299 230 131 96 3 and 4 years 16 years and over 18 years and over 21 years and over 60 years and over 62 years and over 50 1758 1648 1515 328 283 Median 30.9 % of Total 6.90 7.06 9.39 10.96 7.53 13.41 12.77 12.65 9.73 5.54 4.06 2.12 _ 74.37 69.71 64.09 13.87 11.97 171,276 % of Total 13,126 14,087 15,192 16,445 14,189 26,376 18,982 17,472 16,641 11,367 7,399 7.66 8.23 8.87 9.60 8.28 15.40 11.08 10.20 9.72 6.64 4.32 5,080 125,468 118,595 109,557 26,301 23, 157 2.97 73.25 69.24 63.97 15.34 13.52 29.5 RACE White Black American Indian, Eskimo, Aleut Asian and Pacific Islander Other 2128 180 11 98.31 1.01 .60 2 .08 43 43 144,007 24,817 593 822 1,037 84.08 14.49 .35 .48 .60 �TABLE 8 HOUSING CHARACTERISTICS - 1980 ( \ PIPFSI'ONE 1™NSHIP HOUSING BERRIEN COONTY ~ ! 987 100 68,758 100 Vacant, seasonal, migratory 161 16.31 3,342 4.86 Year-round 826 83.69 65,416 95.14 Owner-occupied. housing units 625 75.67 42,463 64.91 Renter-occupied. housing units 145 17.55 17,813 27.23 56 6.78 5,140 7.86 Total housing units YEAR-ROUND Vacant housing units Median Value owner-occupied 31,900 33,900 \ 44 �The 1980 census count for Pipestone Township, according to the U.S. Census Bureau, was 2364. This was only 36 people less than was projected. 1980 the Township's population decreased by 73 persons. From 1970 to A slight decrease in population is projected to continue throughout this century. These tables indicate a rather stable population. pressures for residential developnent in the near future. This will reduce This will pennit the majority of the Township's land to remain in agricultural production. Even though population trends do not indicate the potential for strong developnent pressures there is still a need to direct what growth does occur. Sound community developnent can lower the demand for governmental services and truces required to support them. 45 �VII TRANSroRTATION ( OOAD SYS'ID1 The highway and road network in Pipestone Township provides two basic functions, moving traffic and providi~ access to property. Both of these functions are important and can best be accomplished by developing and maintaining a system of roads providing for varying levels of service. These levels of service can be classified as follows: 1. Highways designed to accoovnodate the movement of heavy volLUT1es of traffic through the Township. 2. Arterials strategically located and improved roads designed to carry the major traffic movements within the area. 3. Collectors 4. Local - designed to collect and distribute traffic between local streets or areas and the arterial streets and highways. primary function is to provide access to property. Examples of these classifications incltrle: 1. Highways M-140 and ~-62. 2. Arterials Naomi Road and Old Pipestone Road. 3. Collectors 4. Local - Black Lake Road and Hochberger Road. Townhall Road and Keigley Road. Pipestone Township's road system, as classified by the Berrien County Road Commission, is illustrated on Map 17. State highway M-140 runs the entire length of Pipestone Township in a north-south direction and M-62 runs~along the southern border from Eau Claire to the county line. These are the only two major highways in the Township. remainder of the roads are under County Road Commission jurisdiction. consist of a combination of paved and gravel surfaced roads. miles of Pipestone Township's roads are still gravel surfaced. 46 The These Approximately 22.5 �r·( . ' i--- ' '' +-H~~fi1f 1~· r·~:::r .., hi - l •--, I l Ill ~u ~I . l- t- _rb ' ' ■ t:::l r., ' i -+-t---,- t~ r1 . .. -~-1.s. ..•••, ....... ••••• ~ b,_' .. L........ J --t-1 .............., = ' II! I ~ 1E 11,_[l ~ ·Mrt ~ ~-T- I, I-- c a ,_ - 1ft U ~lllff4"tffi t: r. I LL I ~ I--' Ill ·~ .l!'-----L-~ ~ I I .. M ~ ·--r- IIZ I LJ I I ~ ~ u-...C-~ . l:1.J ... n r--T ll J -------- ~-r- -- ----•· ~ £T ii)-~-~ "'-A. 111 tic , Lm... PIPESTONE TOWNSHIP , . . . 1000' OAU IX' l"ltOT~ Al'tt, 19M ~ ~ ............... .,........_... ..... _....nea ~ 1.UI. ROAD , _____ STATE HIGHWAY -•- • - • - PAVED PRIMARY ROAD SYSTEM ••••••• .... PAVED LOCAL ROAD u1111111111111 GRAVEL LOCAL ROAD ,f::;,, ~ 3: ,,.....> .... �Private motor vehicle is the principal means of transportation for Pipestone Township residents. With limited public transportation options available and a dispersed population, private motor vehicles will remain the predominate form of transportation. AIR TRANSPORTATION There are no airports in Pipestone Township. Commercial air service is available at Ross Field in Benton Harbor and at the Michiana Regional Airport in South Bend. The Doi.,ragiac Municipal Airport, Dowagiac; Watervliet Airport, Watervliet; Jerry Tyler Memorial Airport, Niles; and Andrews University Field, Berrien Springs; all provide general aviation service. RAILROAD There is no rail service directly available in Pipestone Township. Passenger and freight service are both available in Niles and Dowagiac. 48 �VIII ECONCMIC BASE A townships economic structure needs to be taken into consideration during the land use planning process. planning. This is due to its close relationship to physical the intent of this chapter is to provide basic infonna.tion about Pipestone Township's economy. The labor force, industries, and tax base will be briefly described. LABOR FORCE The 1980 U.S. Census listed Pipestone Township's civilian labor force at 1,062 persons 16 years and over. The following table breaks this county down by sex and compares it to Berrien County's total 1980 labor force. TABLE 9 CIVILIAN LABOR FORCE (Persons 16 years and over) PIPESTONE TOWNSHIP o/. of BERRIEN % TOTAL COUNTY TOTAL Ma.le 617 58% 44,750 58% Female 445 42% 48,825 42% 1980 Civilian Labor Force TOTAL 1,062 of 77,575 The above figures sho~ that the Township's labor force in 1980 was 1.37% of the County's total labor force. declined. to 74,300. By January, 1986, the County's labor force If the Township retained. 1.37% of this total it \..lould indicate a labor force of 1,018 in 1986 for Pipestone Township. a 4% decrease. This represents The current Michigan Employment Security Commission's projections state that the areas labor force is not expected. to change significantly over the next few years. The occupations of this labor force and the industries they are involved. in are listed in the following two tables. 49 �TABLE 10 1980 - cxx:t.JPATION (Fmployed persons 16 years and over) PIPF.STONE 1™NSHIP CXXJNTY muNT CXXJNT MANAGERIAL AND PROFESSIONAL SPECIALTY CCCUPATIONS: Executive, Administrative, and Managerial Occupations 45 Professional Specialty Occupations 80 TECHNICAL, SALES, AND ADMINISTRATIVE SUProRT CCCUPATIONS: Technicians and Related Support Occupations 31 Sales Occupations 65 Administrative Support Occupations, Including Clerical 157 SERVICE CCCUPATIONS: Private Household Occupations 7 Protective Service Occupations 9 Service Occupations, except Protective and Household 92 FAR.MING, FORESTRY, AND FISHING CCCUPATIONS 131 PRECISION PRODUCTION, CRAFT, AND REPAIR OCCUPATIONS 118 OPERATORS, FABRICATORS, AND LAOORERS: Machine Operators, Assemblers, and Inspectors 93 Transportation and Material Moving Cccupations 75 Handlers, Equipnent Cleaners, Helpers, and Laborers 24 50 BERRIEN 4.9 8.6 6,393 8,048 9.2 11.6 3.3 7.0 1,603 6,663 2.3 9.6 16.9 10,273 14.8 .8 1.0 355 1,038 .5 1.5 9.9 7,728 11.1 14.1 2,218 3.2 12.7 9,267 13.4 10.0 9,670 13.9 8. 1 3,405 4.9 2.6 2,681 3.9 �TABLE 11 1980 - INDUSTRY (Fmployed persons 16 years and over) PIPESTONE TOWNSHIP COUNT AGRICULTURE, FORESTRY, FISHERIES AND MINING CONSTRUCTION MANUFACTURING: Nondurable Goods Durable Goods TRANSPORTATION ca1MUNICATIONS AND aI'HER PUBLIC tJrILITIES WHOLESALE TRADE RETAIL TRADE FINANCE, INSURANCE, AND REAL ESTATE BUSINESS AND REPAIR SERVICES PERSONAL, ENTERTAINMENT, AND RECREATION SERVICES PROFESSIONAL AND RELATED SERVICES: Health Services &lucational Services Other Professional and Related Services PUBLIC ADMINISTRATION BERRIEN COUNTY % <XX.JNT ! 131 36 14.1 3.9 2,450 3,140 3.5 4.5 67 272 42 7.2 29.3 4.5 5,023 19,065 2,108 7.2 27.5 3.0 10 40 110 16 9 1.1 4.3 11.9 1.7 1.0 1,607 2,025 10,988 2,595 2,138 2.3 2.9 15.8 3.7 3.1 24 2.6 2,375 3.4 48 44 5.2 4.8 4,413 6,855 6.4 9.9 55 23 5.9 2.5 2,295 2,265 3.3 3.3 The class of worker as identified by the census is identified in Table 12. TABLE 12 CLASS OF WORKER (Employed persons 16 years and over) PIPESTONE TOWNSHIP COUNT PRIVATE WAGE AND SAlARY WORKER FEDERAL GOVERNMENT WORKER STATE GOVERNMENT WORKER LOCAL GOVERNMENT WORKER SELF-EMPLOYED WORKER UNPAID FAMILY WORKER 723 6 23 55 105 15 51 % 78.0 .7 12.5 5.9 11. 3 1.6 BERRIEN COUNTY COUNT 55,889 793 1,317 6,287 4,665 391 ~ 80.6 1.1 1.9 9. 1 6.7 .6 �Income averages for Pipestone Township are lower than the County average. Median household income is approximately 95% of the County's and median family income is approximately 85% of the County average. TABLE 13 INcaiE AVERAGES PIPESTONE TOWNSHIP BERRIEN COUNTY MEDIAN HOUSEHOLD INca-IB $15,452 $16,274 MEDIAN FAMILY INcx:ME $16,274 $19,166 The place of work for members of the labor force is identified in Table 14. TABLE 14 *PLACE OF WORK -- STATE AND COUNTY LEVEL (Workers 16 years and over) COUNT % Work in County of Residence 645 80.1 Work outside County of Residence 107 13.3 2 .3 51 6.3 Work outside State of Residence Not Reported *This infonna.tion obtained on a sample basis 1980 Census. 52 �Pipestone Township has no single large employer. activity is very limited in the Township. Commercial and industrial Most residents work and shop in the ( nearby Twin-Cities urbanized area. TAX BASE Residential and agricultural properties provide the largest portion of the tax base for Pipestone Township as the following table indicates. Together they account for 91.8% of the Township's equalized valuation. 1986 Real Property REAL TABLE 15 TABLE 16 PROPERTY VALUATION Valuation as Assessed Valuation as Equalized 101 201 301 401 601 Agricultural Commercial Industrial Residential Developmental $10,286,700 $1,164,500 $ 737,700 $11,275,500 $10,239,775 $ 1,154,069 $ 737,700 $10,953,571 800 Total Real $23,464,400 $23,085, 115 1986 PERSONAL PROPERTY VALUATION Valuation as Assessed Valuation as Equalized 51,484,400 $1,484,400 The Township levied 8.1225 mills against the 19854 valuation and distributed it as follows: General County Township County College Special Voted Drug Abuse Special Voted Township 5.4250 .9675 1.3300 .2000 .9675 (mills) (mills l (mills) (mills) (mills) The mileage levied for school operations depended upon which district the property was in. Eau Claire School District Benton Harbor School District Dowagiac School District 31.5015 34.6673 28.4500 53 (mills) (mills (mills ) �TABLE 17 1975 - 1986 OOlJALIZED ~PERTY VAWATION Year Real Property 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 $ 9,321,348 $ 9,602,610 $ 9,945,450 $11 , 418 , 285 $14,856,712 $18,414,578 $20,903,113 $24,256,596 $21,904,255 $22,935,038 $24,205,597 $23,085, 115 Personal Property $ 937,350 $ 723,196 $ 727,900 $ 834,850 $ 923,853 $ 951,250 $ 962,900 $1,393,400 $1,507,050 $1,452,850 $1,146,300 $1,484,400 Total $10,258,698 $10,325,806 $10,673,350 $12,253,135 $15,780,565 $19,365,828 $21,866,013 $25,649,996 $23,411 , 305 $24,387,888 $25,351,897 $24,569,515 Percent .65 3.36 14.80 28.78 22.71 12.91 17.30 - 8.72 4.17 3.95 - 3.08 As these property valuation figures indicate the Township's tax base is relatively stable. With the general trend of agricultural land values remaining constant or declining in value the Township cannot anticipate an increase in its ta'< base . This will restrict the amount of public services that can be provided by the Township . 54 �IX EXISTING LAND USE A field inventory of existing land use was completed for Pipestone Township in May, 1986. This inventory recorded what appeared to be the actual use of each parcel of land throughout the Township. After recording the use of each parcel of land on section maps, the data was transferred onto a Township 1:::ase map (Map 18). Total acreage within each classification was then calculated and recorded (Table 18). It should be noted that the acreage figures given are estimates for working purposes only, and are not to be represented as being precise land measurements. The classifications used for this inventory are outlined below. Residential use includes single family, multi-family, mobile homes, and generally all kinds of housing except temporary farm labor housing. Commercial use includes wholesale and retail sales and services as well as personal business and professional services. Industrial use includes all forms of product processing and manufacturing. Public and Semi-Public use includes governmental property and operations, schools, churches, and cemeteries. Recreational use includes golf courses, camps and other similar for-fee activities. Agricultural and Vacant use includes land which appears to be actively farmed or operated for agricultural purposes including appurtenant structures, \ and land that does not appear to presently have any active use. Transportation use while not actually mapped as a use category is included in the tabulations and encompasses all roads and highways. Water includes lakes and ponds of 5+ acres. this category due to their varying widths. 55 Streams were not included in �r ----------------------------------------------------------------------------------------,, ~ PIPESTONE TOWNSHIP L""- 1• ■ IOOO' DA l! r1I rttOTOlltU'tff A,11. 1114 ~ ...... - ,..........,.....,.__.WIN .- IAU EXISTING LAND USE ■J"iilllJ RESIDENTIAL (:::::::::::::::::::::) COMMERCIAL - t~:}Mfsi!f}·M INDUSTRIAL RECREATIONAL ~ PUBLIC AND SEMI-PUBLIC AGRICULTURAL OR VACANT t1l 0) i: ► "'0 . ..... co �TABLE 18 EXISTING LAND USE Acres Residential % of Total 889 3.9 Corrmercial 34 .2 Industrial 7 Public and Semi-Public 30 .1 751 3.3 20,271 88.7 Transportation 675 3.0 Water 193 .8 22,850 100.0 Recreational Agricultural and Vacant TOTAL The primary purpose of this land use survey is to provide basic data on land characteristics and the activities that are occupying land in Pipestone Township. This will assist in detennining if there is a mix of land uses that might lead to future conflicts of use. It will also assist in evaluating the interrelationships between various land uses, such as: housing to shopping, housing to transportation routes, etc. To put these land use tabulations into the proper perspectives, they will be compared with general percentages of land use for all townships within Berrien County and for the County as a whole. figures is the Berrien County Land The source for the Township and County Use/Cover Inventory - 1982. 57 �TABLE 19 ( <XNPARISON OF LAND USE . ACRES ~ ACRES ~ ACRES % Residential 889 3.9 27,402 7.7 33,332 9.0 Convnercial 34 .2 2,943 .8 4,458 1.2 Industrial 7 2,347 .7 3,534 1.0 315,704 88.5 320,297 86.3 30 .1 751 3.3 Agricultural & Vacant 20,271 88.7 Transportation 675 3.0 Water 193 .8 Public & Semi-Public Recreational .8 2,401* .7 3,128* 5,795 1.6 6,451 1. 7 22,850 100.0 356,592 TOTAL *does not include county and local roads 100.0 371,200 100.0 Residential Development: Pipestone Township has proportionately less residential develoµnent than Berrien County, 3.9% compared to 9.05, and proportionately less than the other townships, 7.7%. The majority of the residential development is large lot rural residential scattered throughout the Township. There are currently no subdivisions in the Township. Commercial: Commercial land use in Pipestone \Township covers approximately 34 acres, or .2%. This is considerably less than the County's 9.0% and the township's .8%. This commercial use consists primarily of a2ricultural oriented businesses located along M-140 and several small businesses such as bcxiy shops. very little general retailing business. 58 There is �MAP19 C z<( I. I ...I I 1- II ...I <( a:: II :::> ...1 :::> I , S:2 I 0::: c., <( LIJ -:Eac..:: en 1- ,z L&J ~ L&J L&J c::: C!J <C C z <C ...I ~ c::: <C LI.. . <C• Q. I 59 �Industrial: Industrial land use covers approxinately 7 acres or only .03% of the Township. Therefore, the impact of industrial land use is almost negligible. Public & Semi-Public: There are approximately 30 acres or .1% of Pipestone Township used for public and semi-public purposes. Cemeteries, churches, and schools account for the majority of this category of land use. Recreational: This use covers 3.3% of Pipestone Township and consists of approximately 751 acres. Two golf courses and a large private camp account for the majority of this acreage. Agricultural & Vacant: At 20,271 acres or 88.7%, this is Pipestone Township's largest land use. It is higher than the County at 86.3% and slightly higher than the townships as a whole at 88.5%. Map 19 indicates which of this land is considered prime agricultural land according to the Berrien County Development Plan. Map 19 also indicates which parcels have approved' P. A. 116 of 1974, Farmland Agreements. These agreements ensure that this land will remain agricultural for at least ten (10) years from the signing of the agreement. Currently there are approximately 4.616 acres of farmland in Pipestone Township enrolled in this program. Transportation: The 675 acres or 3.0% of land used for transportation in Pipestone Township includes road rights-of-way for county roads and state highways. 60 �Water: There is approximately 193 acres of water in Pipestone Township, or .8% of C. . Lhe total land use. This is primarily comprised of Brush Lake, Rowe Lake, Black Lake, Jarvis Lake, Little Black Lake, and Mud Lake. Areas of the Township that contain private small lakes and ponds were included in this category only if they were five acres or larger in size. \ 61 �CHAPI'ER X Stff1ARY; GROffl-1 roLICIF.S; RECXM-1ENDATIONS The Pipestone Township Planning Conmission has prepared this General Oevelopnent Plan to guide future developnent in Pipestone Township in an orderly fashion. The following is a suuma.ry of the previous chapters in this General Oevelopnent Plan. The policies and recommendations for future development are based on this infonnation. NAWRAL FEATIJRES: Pipestone Township's soil pattern is dominated by the Riddles-OCkleyOshtemo and Pella-Kibbie soils associations. well drained and poorly drained soils. diverse. These include a combination of both The topography of the Township is The northwest portion, the southwest corner, and the eastern edge of the Township display the most relief. is generally flat or slightly rolling. The east-central portion of the Township There are no large lakes or rivers present in the Township. Significance The soils and topography that are best suited for agricultural use are also the most desirable for residential development. these areas are identified as prime agricultural land. Portions of Without natural limitations to development it becomes necessary for the Township to develop guidelines to insure that the development that occurs can coexist with agricultural pursuits. This will limit the negative impact upon agriculture which is a primary industry and major portion of the Township's economic base. lJfILITIES: Munic ipal water and sewer are currently not available in any portion of Pipestone Tot,nship. Electric and telephone service is available throughout the 62 �Township. Natural gas service is available only in limited areas adjacent to the Village of Eau Claire. ( Significance With the low rate of growth projected for Pipestone Township there should be no need in the near future for municipal utility services. Both existing and new developnent can be serviced by on-site systems if it is directed to appropriate areas and adequate lot sizes are required, This will provide for protection against groundwater and surface water pollution from individual septic systems. CCMMUNITY FACILITIES: Most students in Pipestone Township attend the Eau Claire Schools. protection is provided by a volunteer fire department. Fire Police service is provided by the Berrien County Sheriff's Department and the Michigan State Police. Significance Pipestone Township's low population density has resulted in a low demand for public facilities and services. This is fortunate for the Township because its rural character makes it difficult to provide services at reasonable costs. FGPULATION: Pipestone Township's 1980 census count was 2,364. This represented a \ population loss of 3% between 1970 and 1980. This reduction is expected to continue through 1990 with a slight increase predicted between 1990 and 2000. The projected year 2000 population is 2,150 which is about the same as the Township's population was in 1960. At .12 persons/acre Pipestone Township's density is the third lowest in Berrien County. 63 �Significance With an nticipa.ted decrease in population the quantity of growth should not be a problem in Pipestone Township. The Township can easily What needs to be watched is the accolTITIOdate additional develoµnent. quality and location of developnent. This can minimize any conflict between residential develoµnent and agricultural land use. TRANSroR'I'ATION: Pipestone Township's local road system is basically meeting the needs of local vehicular traffic. Adequate north-south highway access is available. East-west highway travel is available but limited. service are available in nearby communities. Passenger and frei~ht rail Commercial and general aviation services are also available in nearby communities. Corranercial and general aviation services are also available at numerous airports located near the Township. Significance With a stable or slowly declining tax base, maintenance of the existing road system will be the primary concern of the Township. Upgrading of the numerous gravel - roads throughout the Township will be very costly. Pressure for upgrading will increase as residential development occurs along these gravel roads. ECONO.'IIC BASE: ThP. majority of Pipestone Township's residents are employed outside of the Township. This makes the Township heavily dependent on adjacent communities for providing employment opportunities. The ta'C base of the Township is centered in agricultural and residential land uses. 64 �Significance The viability of the industrial base in adjacent communities is an ( issue for Pipestone Township. its residents. It represents employment opportunities for The reliance on residential and agricultural land for a tax base means the Township needs to encourage quality residential development in areas that require minimal municipal services and will not adversely impact prime agricultural land. EXISTING I.AND USE: Approximately 88% of the Township land use is classified as agricultural or vacant. This is clearly the predominate land use in the Township. Residential land use is approximately 4%. This is the second largest use. It is comprised of a mixture of farmsteads and single-family residential dwellings scattered throughout the Township. There are few areas of concentrated residential developnent in the Township. Private recreation land use is the third largest category at 3.3% . .. ,!. • Significance Through proper planning and zoning future development can be appropriately guided to conserve the Township's primary assets, agricultural land, and residential development. GROWI'H POLICIES Planning and zoning in Pipestone Township should: \ Guide residential, commercial, and industrial land use toward non-prime agricultural lands. - ~laintain the low density, rural character of the community. - Require lot sizes that are adequate in si~e to help prevent earth, groundwater, and surface water pollution, as well as to encourage aesthetically pleasing residential areas. 65 �RECXM-!ENDATIONS The following reconmendations have been prepared to guide develoµnent in Pipestone Township. These reconmendations should be implemented through the distribution of economic activities and population densities in a manner that keeps with the natural characteristics and growth policies adopted within this General Development Plan. These recorrmendations indicate the general types of land use to be encouraged in various sections of the Township. The actual use of individual pa.reels of property is regulated by the Pipestone Township Zoning Ordinance. The zoning ordinance and subsequent amendments will assist in guiding future development toward the desired land use pattern as portrayed by the Future Land Use (Map 20). This map illustrates the recommended land use patterns which implement the development policies of this plan. It is emphasized that the future Land Use Map, shown on page 68, is not a. zoning map. Res iden t.ial, Low density residential use is projected for the northwestern area of the TownshiR~ Additional residential developnent is anticipated with large lot/single family dwellings being the predominate fonn. Multi-family development is currently very limited and will probably remain so. Commercial The Village of Eau Claire serves as the commercial center for the majority of the Township. The only other identifiable convnercial area in the Township is in the vicinity of the M-140 and M-62 intersection. This area consists of several large scale corrmercial and light industrial uses. - development is anticipated to continue in this area. 66 This pattern of �Industrial The limited number of industrial enterprises in Pipestone Township are currently scattered throughout the Township with no one area serving as an industrial focal point. On the future land use map two areas have been targeted for future industrial develoµnent. boundary of the village. municipal water and sewer. this area. The first is the area adjacent to the north This area has the best potential for being serviced by Natural gas and access to M-62 is also available to The second area is primarily for light industry and is along the southern portion of M-140. Recreational An increase in recreational land use is most likely to occur through expansion of existing facilities. The locations of the existing recreation=ba.sed businesses are conducive to expansion. Impact on other types of land_JJses would be minimal. -1,- .. ==--~ ' =. ;,__ _ .J The zoning map which will be prepared as,,. pa.rt of the... revised/2oni~ ' ... ,. ' . ' . ordinance will be a device to assist the Township iin implementing this-plan.-· The -~-- .. - - 1 . t! - _ _ .,,,,. ·----- zoning ordinance and map, like this general developnent plan, should be evaluated and examined periodically to keep pace with changing conditions. The zoning ordinance should be flexible enough so as not to cause ~r~~sonable hardship on property owners. At the same time, it must be strict enough to control indiscriminate, incompatible developnent and serve as a guide to orderly, well planned land use. ( . 67 - �~ 11 r ·t ;1,· . 1 1 • ,. 1I' " 1 , ~l- 1 '1< ti· ., ,., I I I II I' -.---.-1 "" • ~ PIPESTONE TOWNSHP fjl.. II I t• • IOOO' OAT[ t, l'ltOTOIIIN'tff Al'tt. 1994 ~ ....................... ................ ,.. u.u PROJECTED FUTURE LAND USE tit,,: i~~ii~~, 71 ti I 11 LlLNI (:;:;:::;:;:;:;:::::;:;:::::::::;:] r.::·.: ;;:··. \. .~.:..~·.·J RESIDENTIAL ----~ '~ } I t• t- • ·-' • .J• COMMERCIAL/INDUSTRIAL ►, " 11 -RECREATIONAL ' 1 , r,d -t--- Ii AGRICUL TUR-AL C7) (X) 3::: )> "ti N 0 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pipestone-Twp_General-Development-Plan_1987 Creator An entity primarily responsible for making the resource Pipestone Township Planning Commission, Pipestone Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1987-02-0 Title A name given to the resource General Development Plan for Pipestone Township Description An account of the resource The General Development Plan for Pipestone Township was prepared by the Pipestone Township Planning Commission with technical assistance from the Berrien County Planning Commission and was adopted on February 9, 1987. Contributor An entity responsible for making contributions to the resource Berrien County Planning Commission (consultant) Subject The topic of the resource Master plan reports Pipestone Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2176b82c0877564297d7032bddc520b3.pdf 92ea32b9f1584c26d6408f2acf4e836d PDF Text Text '. ... : ! : : : : : : : : : ; : ., (1 : ~ ~ : : : : : : : : : ~ : : : : : : : : : ;. : : : : : : : : : ~ ~ : = ~ ~ ~ ..,' ,. : : : : : : : : : : : : : : ·: : : : : : : : : : • : : ~ : _., ~ ~ ' d e 7 r ij e p e r s 12 Jaa::-_,i- :mg l~o . 1150., Woensdag 25 April 194-5 : : : : : : ~ ~ ; ~ ; ; ~ ! : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : ~ : : : : : : ·;_,-.: -J_G C-:RI L1J T\~!J}l;~:=;::.r .,;:-:- V.'I.J.ir D3 '.5f Gi~ :'JJIIEER::9EN OPP:!!JRBEVEE-IBBBER . - __. . ·-·------.. ·- -• •.O•----·-·- -----.- ·--·--..-·- ·- - ···· ·- - - -----··---------------------- !pri_P.'raal B:.i..8 e..:~ ::J ·" '.?r he0.f't ;!:,""'. ~.J. ,-::t'0'1. ::·4 A:o:ci l 1945, de vol gende mede cl eli_,,, ··, . -... •-,:,~g E"t1 en 1 .";8Ti c:U.t to t d e -0ffvo 1-~.::... ,16 l:a ie t door de Duit sers bezett,e d Ge :î_ v a -:. •"9 d8r~.3J1.d . l c. f .: v ,1nc_1 . 0.ie. v e:r1:1.ntvrn ordA1ijk is "', oor Uw · vo edse l voorziening, heeft veré ·1·· 1..!, • ~ v1;n.rr-c.2::m aan te vo er on. to -::?:::1 cl e verbj_ndinge n met Duitslétlld :!.10[; s _,,.·,.:. war C':1 . f . il e v V ,nà èlco r oase st r ljti:1i;:1~ ::-tr 1.~ 2 n (~E6 s ole erd is en be l egerd vnrd. t •? 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V)s ':2.!5;_ ..:'. <-• ··-, <' ~'Yl ·::1 :;,.,r· '2. --·-, Tji.b b:J. 0 1 :;(' 7 2 , 50 ,an i;>u.Piè"?'.' 1 \ -~HJ: '1.c!•= 1 . - ·- 211 ),-<:.. yt ')j_". ~--o ,;Gt,:r 20 ,-- 1 l ·- ;i,:.,,~'.'.<)=.~ l; ,;0 , ";{" J.~ -. J" D ~ - -•· en ?[!.T.,H,~- ·_, v~d.:., . 2 7 55~ E. 1> -- - 1 -:-~.. • i 01s Clubj e 39,75 '.2r;:ic1-:. "'::n:::- 2;:"50; ;·, 17 ,:: D • . ~.)O , Pic~:..,: c .J:'· ;.:;_: : .... , · .• 1L 2~--, J .::.n en P:'..ci-: 2~5 1 ) , i\'i['.U.::.i/ ":•· - .. -,~::: ~Cjï-:;P'"'l)Cre:rae J.(_) ".... _· ;. 2 Sjoni e l~--, C:n J, ·· , -,·;; , 2 -·-, ,7'H ' ~ 1 - ~: ~C . S . 2 , 5C~ J,_·-_ . -~- 9 l Dj_rk 1, -·- y ::,, .. r V. ~~'._i:J·.-- 1 1".0~~:,":,,,ét : u:.J P.n). G. 1n , . -> .; .,;, _, ~- J.l .. ~, - - / � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_DOC_1945-04-25-Message-from-Eisenhower-to-NL-people-food-drops-405 Creator An entity primarily responsible for making the resource De Vrieje Pers Date A point or period of time associated with an event in the lifecycle of the resource 1945-04-25 Title A name given to the resource General Eisenhower Announces Air Drops of Food Description An account of the resource Dutch Free Press article announcing U.S. General Eisenhower's plan to air drop food to starving citizens of the Netherlands. In Dutch. Subject The topic of the resource Dutch Netherlands World War, 1939-1945 -- Netherlands International relief Netherlands--History--German occupation, 1940-1945 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource nl Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/0f82e2bbbbaf28118ab28f0b8b30ec9f.jpg c7246ffbe97fe03b6676f2aeff66e313 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_080 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image two actors sit on metal scaffolding. Both are dressed comically. They are lit with red spotlights. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/c9aef61e77c35feb38cfcdd73f1de5e7.jpg 8a3786b0aac9a6141e404e8d65f04392 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_125 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man dressed in blue tights and a wild blue wig poses dramatically. Around him lounge three women with wide smiles. The set behind them is dressed like a sitting room, and the back wall appears to be mimicking a cave wall. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/e70c1930d26b4da6ead1f9b2230189cc.jpg 76b254802190c3495368cec22859f90c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_127 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man wearing a purple superhero's outfit with golden stars across his chest poses heroically. The set behind him is dressed to look like a room carved out of rock. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/8a1388625e257be909fd41c3e84e24cf.jpg 286140c617e1cb0b98517abbcd09f7a7 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_130 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." This image shows the full cast and crew. All pose together on stage. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/52420f9944aa61112d814b628a8a98aa.jpg 7ba5469f4949833a8f2a17c74dbadad7 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_144 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image three actors, one dressed as an old man, one dressed as a mouse, and other wearing a floral dress, sit on stage. The set is dressed to look like a room carved out of rock. Beside the actors is a bar with colorful bottles on top. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/716fd94c0233d76d76c4540c104423c7.jpg bc66f69b7f1f205bc92c4c257c38c61e Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_151 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a woman in bright colors and tall red heels sits on stage. The set is dressed to look like a room carved out of rock, and a screen built into the wall displays tropical fish. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/c1e1de08aa09aaa29bb6b265d0c4d0b3.jpg 10ee41be6b695d7d158a243e6a2e0b5d Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_155 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man in a suit kneels beside a woman dressed as a mouse in a maid's outfit. The set behind them is dressed like a kitchen inside a cave. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/6c10e09d7c3c6fff8ca2b3f3111c02ce.jpg ba1c02fcfbb7ad858c50cf5d7a855503 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_157 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man dressed in a purple super hero's costume speaks expressively to a woman in a floral dress. Both recline on a 1960's style mod sofa. The set behind them is dressed like a room carved out of rock. On the wall hands a hand drawn picture of Batman and a screen displaying tropical fish. Various objects are scattered across the room. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/85b9150e7e55df988a3668d6bc630e24.jpg 101f354a30b9fa7b896719285cff3646 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_160 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man in a purple superhero's costume looks on in excitement while a man in a blue costume points in the distance. Between them a woman dressed as a mouse in a maid's outfit sits and grins. The set behind them is dressed like a room carved into a cave. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/200322faf37ea25651b2aa86a0b96a46.jpg b18132a12e27247c8306d39ec27360aa Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource GVSU Theatre Photos Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Description An account of the resource Photographs of Grand Valley theater productions from the 1980s to the 2010s. Photos include shots of performances, backstage, casts and crewmembers. Included in the collection are Shakespeare Festival productions and small acts such as Bard to Go and the Greenshow. Rights Information about rights held in and over the resource Copyright Grand Valley State University Identifier An unambiguous reference to the resource within a given context GV058-01 Date A point or period of time associated with an event in the lifecycle of the resource 1982-2017 Source A related resource from which the described resource is derived Theatre Department photographs (GV058-01) Subject The topic of the resource Theater Performances Plays Musicals College Students Publisher An entity responsible for making the resource available Grand Valley State University. Special Collections and University Archives. Allendale, MI 49401 Format The file format, physical medium, or dimensions of the resource image/jpg Type The nature or genre of the resource Image Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV058-01_1996-General-Gorgeous_163 Creator An entity primarily responsible for making the resource Grand Valley State University. Theatre Department Date A point or period of time associated with an event in the lifecycle of the resource 1996 Title A name given to the resource General Gorgeous (theater production), 1996 Description An account of the resource Color photograph of Grand Valley's 1996 production of "General Gorgeous." In this image a man in a purple superhero's costume looks on in excitement while a man in a blue costume points in the distance. Between them a woman dressed as a mouse in a maid's outfit sits and grins. The set behind three women dressed in pink with long tails pose together on a window balcony. The set is lit in a low pink light. Subject The topic of the resource Theater College students Plays Performances Acting Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/754">Theatre Department photographs (GV058-01)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1996s https://digitalcollections.library.gvsu.edu/files/original/be4d889c70fd4ba65a4ddea41e43b721.jpg 32e549b73c65d61c05f97a9df58e0c6c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_J252-0002 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1969-07-26 Title A name given to the resource General Learning Press interiors, New York City Description An account of the resource Black and white photograph of an interior view of General Learning Press as designed by the firm, Related Designs, in New York, New York. In the photograph, a small exhibit is featured along an office wall with a historic picture of a one-room schoolhouse hanging on the wall and an antique school desk on display below. Scanned from the negative. Subject The topic of the resource Interior decoration--New York (State)--New York Interior decoration firms--New York (State)--New York Publishers and publishing--New York (State)--New York School buildings--New York (State)--New York--History New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/1eadb91c89fba7e47f950f2197b58e94.jpg 9cd6a8a0717aaa88927b57f3cbea0a90 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_J252-0012 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1969-07-26 Title A name given to the resource General Learning Press interiors, New York City Description An account of the resource Black and white photograph of an interior view of General Learning Press as designed by the firm, Related Designs, in New York, New York. In the photograph, General Learning's retro "GL" designed logo is featured at the end of an office hallway. Scanned from the negative. Subject The topic of the resource Interior decoration--New York (State)--New York Interior decoration firms--New York (State)--New York Publishers and publishing--New York (State)--New York New York (N.Y.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/55512e59336954d0464dd8e2338d1cf8.jpg 0cf7e9eee4699dc27224651390a92481 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_J253-0002 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1969-07-26 Title A name given to the resource General Learning Press interiors, New York City Description An account of the resource Black and white photograph of an interior view of General Learning Press as designed by the firm, Related Designs, in New York, New York. In the photograph, a group of office furniture is featured including a modern cubicle-style seating area and a coffee table. Scanned from the negative. Subject The topic of the resource Interior decoration--New York (State)--New York Interior decoration firms--New York (State)--New York Publishers and publishing--New York (State)--New York New York (N.Y.) Midcentury modern (Architecture) Office furniture Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/46bc48f928829ccec856d462f5f8e5ee.jpg 4fc08bef5176e56f7f10ee566497b82c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_J253-0007 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1969-07-26 Title A name given to the resource General Learning Press interiors, New York City Description An account of the resource Black and white photograph of an interior view of General Learning Press as designed by the firm, Related Designs, in New York, New York. In the photograph, a group of modern office cubicles are featured with track lighting illuminating the space overhead. Scanned from the negative. Subject The topic of the resource Interior decoration--New York (State)--New York Interior decoration firms--New York (State)--New York Publishers and publishing--New York (State)--New York New York (N.Y.) Midcentury modern (Architecture) Office furniture Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c50dac1bab759b4b4627058243ac0c98.jpg 8412d353436aaf3cd2e468de857b8583 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_J254-0016 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1969-07-26 Title A name given to the resource General Learning Press interiors, New York City Description An account of the resource Black and white photograph of an interior view of General Learning Press as designed by the firm, Related Designs, in New York, New York. In the photograph, a group of modern study carrels with telephones and office plants are featured with track lighting illuminating the space overhead. Scanned from the negative. Subject The topic of the resource Interior decoration--New York (State)--New York Interior decoration firms--New York (State)--New York Publishers and publishing--New York (State)--New York New York (N.Y.) Midcentury modern (Architecture) Office furniture Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives