7 24 256 https://digitalcollections.library.gvsu.edu/files/original/ea3cac0518cc3bd50bccb1d15579af5c.pdf 3a12c461c0f27d0ff63954ecc06e3107 PDF Text Text GAYL0RD SIGN ORDINANCE ord. amend. eff. March 14, 1993 PHONE: (517) 732-4060 FAX: (517) 732-8266 �SIGN ORDINANCE CITY OF GAYLORD, MICHIGAN ord. amend. eff. Mar. 14, 1993 20.400 • An Ordinance to regulate and control the size, location, number and types of signs within the City of Gaylord and to provide penalties for the violation thereof. The purpose of this Ordinance is to permit signs that will not, by their size, location, construction or manner of display, endanger the public safety of any person, will be consistent with the intent and purposes of the Gaylord Zoning Ordinance and will enhance the public interest and general welfare. THE CITY OF GAYLORD ORDAINS: 20.401 Sec. 1. TITLE. That this Ordinance shall hereafter be known and cited as the "Gaylord Sign Ordinance". (ord. amend. eff. Feb. 16, 1992) 20.402 Sec. 2. DEFINITIONS. In interpreting the regulations of this Ordinance pertaining to signs, the following definitions shall apply: 1. ADJACENT AREA. "Adjacent area" means the area measured from the nearest edge of the right-of-way of an interstate, highway, freeway or primary highway a extending 3,000 feet perpendicularly and then along a line parallel to the right-of-way line". 2. AREA OF SIGN. "Area of sign" means the entire area within a circle, triangle, parallelogram or any other shape which encloses the extreme limits of writing, representation, emblem, logo or any other figure or similar character, together with any frame or other material or color forming an integral part of the display or used to differentiate the sign from the background against which it is placed, excluding only the structure necessary to support the sign. Where the sign has two or more faces, the area of all faces shall be included in computing the area of the sign, except: a. If two (2) such faces are placed back-to-back, the area of the sign shall be computed as the area of one face. 20.400 - 20.402 (Rev. 03/93) �b. If such faces are of an unequal area, the larger of the two faces shall determine the area. 3. BANNER SIGN. 4. BILLBOARD. 5. CANOPY. "Canopy" means a permanent roof-like shelter that extends from part or all of a building face and is constructed of nonrigid material, except for the supporting framework. 6. CANOPY SIGN. "Canopy Sign" means a sign displayed and affixed flat on or incorporated into the surface of a canopy and does not extend vertically or horizontally beyond the limits of the canopy. 7. CHANGEABLE COPY SIGN. A sign on which the copy is changed manually or automatically through mechanical means. 8. COPY. The wording, logos or symbols on a sign surface in either permanent or removable form. 9. DIRECTIONAL/INFORMATION SIGN. An on-premise sign giving directions, instructions or facility information and which may contain the name or logo of any establishment but no advertising copy. (e.g. parking, entrance, exit or signs which identify specific buildings within a complex) 10. DISPLAYS. (See "Temporary Sign"). (See "Off-Premise Sign"). (See "Temporary Sign"). 11. EXEMPI' SIGN. "Exempt sign" means a sign as to which a permit is not required by this ordinance. 12. FLASHING SIGN. "Flashing Sign" is a sign which contains an intermittent or flashing, scintillating, blinking or traveling light source which includes signs that give the illusion of intermittent or flashing light by means of animation, or an externally mounted intermittent light source. 13. FREE STANDING SIGN. "Free-standing sign" means a sign erected on a free-standing frame, mast or pole, and not attached to a building. 20.402 (Rev. 03/93) �14. HEIGHT OF SIGN. "Height of sign" means the vertical distance measured from the point of ground immediately beneath the sign to the , highest point of the sign or its projecting structure. 15. IDENTITY SIGN. An "identity sign" is a sign whose copy is limited to the name and address of building, institution, or person and/or activity or occupation being identified. Trademarks and logos customarily associated with a business or a business' franchise shall be considered an "identity sign". 16. ILLUMINATED SIGN. An "illuminated sign" is a sign that provides artificial light directly on or through any transparent or translucent material, from a source of light connected with such sign, or a sign illuminated by light with a source so obscured and shielded that no direct rays from it are visible from a public right of way or from abutting premises. 17. INCIDENTAL SIGN. An "incidental sign" is a sign, emblem or decal for the purpose of informing the public of goods, facilities or services available on the premises. (e.g. credit card signs or a sign indicating hours of business.) 18. MAINTENANCE. For the purpose of this Ordinance, "Maintenance" shall mean the cleaning, painting, repair or replacement of defective parts of a sign in a manner that does not alter the basic copy, design or structure of the sign. 19. MARQUEE. "Marquee" means a permanent roof-like shelter that extends from part or all of a building face and is constructed entirely of noncombustible materials. 20. MARQUEE SIGN. "Marquee sign" means a sign displayed on a marquee that does not extend vertically or horizontally beyond the limits of the marquee. 21. NAMEPIATE SIGN. A "nameplate sign" means a nonelectric identity sign giving only the name, address and/or occupation of an occupant or group of occupants residing on a premises. 20. 402 (Rev. 03/93) �22. NONCONFORMING SIGN. "Nonconforming sign" means a sign which lawfully occupied a building or land at the effective date of this Ordinance, or any amendment thereto, that does not conform to the regulations of this ordinance as to the District in which it is located. 23. OFF-PREMISE SIGN. A sign structure advertising an establishment, merchandise, service or entertainment, which is not sold, produced, manufactured, or furnished at the premises on which said sign is located. 24. ON-PREMISE SIGN. A sign which pertains to the use of the premises on which it is located. 25. PERMANENT SIGN. Any sign permanently affixed to a building or the ground that relates directly to the use of the building or lot. 26. PERSON. A "person" means any individual, corporation, association, firm, partnership or similarly defined interest. 27. POLITICAL SIGN. 28. PORTABLE SIGN. (See "Temporary Sign"). (See "Temporary Sign"). 29. PREMISES. "Premises" means the contiguous land in the same ownership or control which is not divided by a public street. 30. PRIMARY FRONT. "Primary front" means that portion of a building which faces the street to which the building's address is assigned. 31. PROJECTING SIGN. "Projecting sign" means a sign other than a wall or marquee sign, which is perpendicularly attached to, and projects from a structure or building face. 32. REAL ESTATE SIGN. (See "Temporary Sign"). 33. ROOF LINE. "Roof line" means the top edge of the roof or the top of a parapet, whichever forms the top line of the building silhouette. 34. ROOF SIGN. "Roof sign" means a sign erected upon, against or directly above a roof, or on top of, or above the parapet of a building. 20.402 (Rev. 03/93) �35. SANDWICH SIGN. (See "Temporary Sign"). 36. SIGN. "Sign" means a structure, device, letter, word, model, banner, balloon, pennant, insignia, emblem, logo, painting, placard, poster, trade flag or representation, illuminated or non-illuminated, which is visible from a public place, including but not limited to, highways, streets, alleys, or public property, or is located on private property and exposed to the public, which directs attention to a product, service, place, activity, person, institution, business or solicitation. 37. SUBSTANTIALLY ALTERED. "Substantially altered" means a change in a sign or sign structure, as differentiated from maintenance or repair including a change in height, location, area, shape or material, except that which occurs in manual or automatic changeable copy signs, including the wording, style or size of the lettering. 38. TEMPORARY SIGN. Any sign that is not permanently affixed, including, but not limited to banners, portable signs, sandwich signs, real estate signs, garage sale signs, political signs, displays and vehicle signs. The following definitions and regulations govern "Temporary Signs". a. BANNER SIGNS: Signs which consist of banners, posters, pennants, ribbons, streamers or similar devices. These signs are prohibited, unless specifically permitted by the City Manager for a period not to exceed fourteen (14) days. Placement of Banner Signs are limited to the B-1, c-1, and C-2 Districts and require a Temporary Sign Permit. Banner Permits will be limited to a total of six (6), for any one (1) business within a calendar year. (amend. Mar. 14, b. 1993) PORTABLE SIGN: Any ground or any other Sandwich Signs), is said surface and is sign which rests on the surface (excluding not directly attached to designed to be 20.402 (Rev. 03/93) �transported from one location to another. Portable Signs includes, but is not limited, to the following: 1. 2. 3. 4. 5. Signs with wheels removed Signs with chassis or support constructed without wheels Designed to be transported by a trailer or wheels May have changeable letters and/or hitches for towing Mounted on a vehicle for advertising purposes, parked and visible from the public right-of-way, excepting signs identifying the related business when the vehicle is being used in the normal day-to-day operations of that business Portable Signs are prohibited in all Districts unless specifically permitted by the city Manager, for promotional purposes, for a period not to exceed seven (7) days and are subject to a Temporary Sign Permit. c. SANDWICH SIGNS: A free-standing A-Frame type sign which rests on the ground and is not directly attached to any surface, designed to be placed immediately outside of a business building for the purpose of identifying a business location and/or services. Sandwich Signs are subject to the following: 1. Total sign face area not to exceed six (6) square feet per side, with an overall width not to exceed two (2) feet and with overall height not to exceed four (4) feet. 2. Must be constructed in a professional manner of wood or metal, with outside finish of materials made to withstand ou~side elements without changing appearance, and sturdy enough to remain upright in inclement weather. 3. Must be placed within (3) feet of business building location. 4. Sandwich Signs are allowed from May 1st through September 30th, only. Sandwich Signs are prohibited in all areas except the Downtown Business 20.402 (Rev. 03/93} �District and do require a Temporary Sign Permit. , d. e. REAL ESTATE SIGNS: A temporary sign advertising the real estate upon which the sign is located as being for sale, rent or lease. Real Estate Signs are subject to the following: 1. On improved land, one (1) Real Estate Sign allowed per premises, not exceeding six (6) square feet in area, provided that no such sign is placed within the public right-of-way or on any utility pole. A Temporary Sign Permit is not required. 2. In cases of unimproved or vacant land of ten (10) acres or more, one (1) Real Estate Sign, not exceeding thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. A Temporary Sign Permit is required. 3. All such signs shall be removed within seven (7) days after the sale or lease has been consummated. Real Estate Signs are allowed in all Districts. GARAGE SALE SIGNS: A temporary sign or poster used for the primary purpose of directing attention to an individual or group sale of used goods and products at a private dwelling in a residential area for a limited period of time. Garage Sale Signs are subject to the following: 1. Garage Sale Signs may not exceed six (6) square feet in area and may be posted for no more than seven (7) consecutive days. 2. Garage Sale Signs shall be posted on private property only with the permission of the property owner. 3. No Garage Sale Signs may be posted on any utility pole or within any public right of way. Garage Sale Signs are allowed in R-1 and R-2 Districts and on residential properties located in a C-1 and C-2 District only. 20.402 (Rev. 03/93) �Garage Sale Signs are not subject to a Temporary Sign Permit. f. POLITICAL SIGNS: A temporary sign designed to advocate or oppose a candidate for political office or an issue to be determined at an official Federal, State, County, School or Municipal election. Political Signs are subject to the following: 1. A maximum of one (1) political sign for each candidate or proposal per premises in an R-1 or R-2 District. Each sign is restricted to six (6) square feet in area. (amend. Mar. 14, 1993) 2. A maximum of one (1) political sign for each candidate or proposal per premises in the B-1, C-1 or C-2 District. Each sign is restricted to sixteen (16) square feet in area, with a maximum height of six feet. (amend. Mar. 14, 1993) 3. Political Signs shall not be installed more than forty five (45) days before the candidate or issue appears upon the ballot and shall be removed within ten (10) days after the election to which they pertain. 4. Political Signs may be located in the required front yard in any District with permission of the property owner, but shall not be located in any public right of way. Political Signs are not subject to a Temporary Sign Permit. g. DISPLAYS: Outdoor exhibit of merchandise arranged in a manner so as to advertise or promote products or services offered on said premises. Displays are subject to the following: 1. Must be placed within (3) feet of business building location. 20.402 (Rev. 03/93) �h. 2. Displays are prohibited in all Districts except the Downtown Business District and C-2 District. Displays in the Downtown Business District are permitted from May 1st through September 30th, only. 3. Displays do not require a Temporary Sign Permit, but are subject to review by the City Manager at any given time. Those businesses found to be in violation of the intent of this Ordinance will be notified in writing by the City Manager and subject to the termination of the use of outdoor displays. VEHICLE SIGNS: Signs which are mounted or painted on vehicles, which are primarily situated or used to serve as a sign rather than transportation. Vehicle Signs are subject to the following: 1. Vehicle Signs are prohibited in all Districts unless specifically permitted by the City Manager, for promotional purposes, for a period not to exceed seven (7) days and are subject to a Temporary Sign Permit. 39. UNDER-CANOPY SIGN. An "under-canopy sign" is a sign which is suspended beneath a canopy, ceiling, roof or marquee. 40. WALL SIGN. "Wall sign" means a sign which is painted or attached directly to the exterior wall of a building and which does not project more than eighteen (18) inches from the wall, with the face of the sign running on a parallel plane to the plane of the building wall. (ord. amend. eff. Feb. 16, 1992) 20.403 Sec. 3. REQUIREMENTS AND PROHIBITIONS. A person shall not erect or maintain a sign within the City of Gaylord unless the sign is in full compliance with this Ordinance and without first obtaining a permit for such sign as required by this Ordinance. (ord. amend. eff. Feb. 16, 1992) 20.403 (Rev. 03/93) �20.404 Sec. 4. SIGNS EXISTING ON THE EFFECTIVE DATE OF THIS ORDINANCE. All signs which are not in compliance with the provisions of this Ordinance on its effective date may be continued subject to the provisions of Section 12 (20.412). (ord. amend. eff. Feb. 16, 1992) 20.405 20.406 Sec. 5. INCORPORATION OF ZONING ORDINANCES AND MAPS: REQUIRED INFORMATION. 1. All duly enacted zoning ordinances and any amendments or additions thereto, that are in force and effect within the City of Gaylord, either now or in the future, and all zoning maps defining or delineating the various zoning districts within the City of Gaylord, are hereby incorporated by reference into this, the Gaylord Sign Ordinance. 2. Before applying for any permit required by this ordinance, a person intending to apply for a permit for a sign shall first determine the manner in which the premises upon which the sign is to be located is zoned, and shall furnish -such information when applying for any sign permit. (ord. amend. eff. Feb. 16, 1992) Sec. 6. PERMITTED SIGNS IN R-1 (SINGLE FAMILY RESIDENCE) DISTRICTS. Signs shall be permitted in R-1 Residential Districts only as follows: 1. One (1) non-illuminated nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying the name of the owner or occupants residing on said premise. A Sign Permit is not required. 2. One (1) non-illuminated professional nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying a classified Home Occupation, Residential State Licensed Facility or Day Care Center. A sign permit is not required. 3. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed. 20.404 - 20.406 (Rev. 03/93) �4. One (1) non-illuminated temporary residential Real Estate Sign, Garage Sale Sign or Political Sign per premises, not to exceed six (6) square • feet in area, provided that said sign conforms to placement and time limitation regulations set forth in Section 2 (20.402) DEFINITIONS, Signs, Temporary. In areas of undeveloped land of ten (10) acres or more, one (1) Real Estate Sign, not to exceed thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. 5. one (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet for the purpose of identifying parks, playgrounds or community buildings owned or operated by public agencies. 6. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area for the purpose of identifying the church, pastor and church activities located on the premises. 7. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area for the purpose of identifying public schools or those private or parochial schools having a curriculum similar to a public elementary, public high school or nursery school. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings such as gymnasium, administration, vocational 20.406 (Rev. 03/93) �education building, cafeteria, etc., with an aggregate informational sign area not to exceed thirty (30) square feet per building. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet for the purpose of identifying parking lot entrances and/or exits. c. Scoreboards on athletic fields. 8. None of the free-standing signs permitted in an R-1 District, with the exception of Temporary Signs, shall be erected nearer any street than one-half (1/2) the setback required for the principal building to be erected on said premises. 9. No Off-Premise signs will be allowed in an R-1 District. 10. Signs identifying or advertising any use or activity defined as a ''Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. 11. The effect of wind pressure shall be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 12. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 13. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 14. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. (ord. amend. eff. Feb. 16, 1992) 20.406 (Rev. 03/93) �20.406a Sec. 6a. PERMITTED SIGNS IN R-2 (MULTIPLE FAMILY RESIDENCE) DISTRICTS. Signs shall be permitted in R-2 Residential Districts only as follows: 1. One (1) non-illuminated nameplate sign per premises, not exceeding one (1) square foot in area, for the purpose of identifying the name of the owner or occupants presiding on said residence. A sign permit is not required. 2. One (1) non-illuminated professional nameplate sign per premises, not exceeding two (2) square feet in area for the purpose of identifying the premises or services rendered on the premises, including the following: a. b. c. d. e. f. g. Home Occupations Day Care Centers Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternities, Sororities or Lodges Physician, Surgeon or Dentist Office located within a dwelling Apartments Buildings with a minimum of four (4) units Any other use allowed in an R-2 District A Sign Permit is required. 3. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed. 4. · One (1) non-illuminated temporary residential Real Estate Sign, Garage Sale Sign or Political Sign per premises, not to exceed six (6) square feet in area, provided that said sign conforms to placement and time limitation regulations set forth in Section 2 (20.402) DEFINITIONS, Temporary· Signs. In areas of undeveloped land of ten (10) acres or more, one (1) Real Estate Sign, not to exceed thirty two (32) square feet with a maximum height of six (6) feet will be permitted for a period not to exceed two (2) years. A Sign Permit is not required. 5. One (1) non-illuminated free-standing sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet for the purpose 20.406a (Rev. 03/93) �of identifying parks, playgrounds or community buildings owned or operated by public agencies. 6. One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying the church, pastor and church activities located on the premises. 7. One (1) free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) wall sign, not exceeding six (6) square feet in area, for the purpose of identifying hospitals, nursing or convalescent homes, mortuaries and institutions. In addition to the allowed identity sign, the following informational signs are allowed: 8. a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings, with an aggregate informational sign area not to exceed thirty (30) square feet. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits. One (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet, or one (1) wall sign, not exceeding six .(6) square feet in area, for the purpose of identifying apartment complexes with a total of five (5) or more units. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed two (2) square feet in area per sign, for the purpose of identifying building entrances or specific buildings, with an aggregate sign area not to exceed twelve (12) square feet. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet for the 20.406a (Rev. 03/93) �purpose of identifying parking lot entrances and/or exits. 9. , One (1) non-illuminated free-standing identity sign, not to exceed twelve (12) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying public schools or those private or parochial schools having a curriculum similar to a public elementary, public high school or nursery school. In addition to the allowed identity sign, the following informational signs are allowed: a. Informational wall signs, not to exceed three (3) square feet in area per sign, for the purpose of identifying building entrances or specific buildings such as gymnasium, administration, vocational education building, cafeteria, etc., with an aggregate sign area not to exceed thirty (30) square feet per building. b. Free-standing informational signs, not to exceed three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits. c. Scoreboards on athletic fields. 10. One (1) non-illuminated free-standing identity sign, not to exceed six (6) square feet in area, with a maximum height of six (6) feet, or one (1) non-illuminated wall sign, not exceeding six (6) square feet in area, for the purpose of identifying a State residential licensed . facility, located on the premises and whose staff includes a minimum of four (4) employees which do not reside on said premises. 11. None of the free-standing signs permitted in an R-2 District, with the exception of Temporary Signs, shall be erected nearer any street than one-half (1/2) the setback required for the principal building to be erected on said premises. 12. Illumination, if used, shall be what is known as white and shall not be blinking, fluctuating or moving. Light rays shall shine only upon the premises and shall not encroach upon any other property line except by indirect reflection. 20.406a (Rev. 03/93) �13. No Off-Premise signs will be allowed in an R-2 District. 14. Signs identifying or advertising any use or activity defined as a "Special Use'' or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. 15. The effect of wind pressure sh~ll be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 16. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. (ord. eff. Feb. 16, 1992) 20.407 Sec. 7. PERMI'ITED SIGNS IN THE B-1, CENTRAL BUSINESS DISTRICT. For the purpose of this Ordinance the B-1, Central Business District shall be identified as those properties which are north of Second Street, south of Mitchell Street, east of Michigan Avenue and west of Elm Street. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. The aggregate sign area allowed for a business shall be based on one and one-half (1 1/2) square feet per lineal foot of the primary front of the business portion of the building. 2. Only wall signs, canopy signs, under-canopy signs or projecting signs for the purpose of identifying the name of the person, business and/or services offered on the premises, may be 20.407 (Rev. 03/93) �utilized across the primary front of the building. 3. , Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 4. Additional wall signs, canopy signs and/or projecting signs on other than the primary front of the business building are permitted as long as the aggregate square footage of all signs does not exceed the maximum square footage allowed under paragraph 1. 5. Marquee Signs are permitted for Cinemas located in the B-1, Central Business District, in addition to the allowed wall mounted signs and in addition to the square footage limitations under paragraph 1 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 6. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 7. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, 20.407 (Rev. 03/93) �whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level, whichever is less. 8. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 9. Temporary Signs permitted in the B-1 Central Business District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 10. Roof mounted signs are prohibited in the B-1 central Business District. 11. Off premise signs are prohibited in the B-1 Central Business District. 12. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above ground level and may have an area not to exceed thirty-two (32) square feet on any one (1) face of sign. 13. The effect of wind pressure shall be thoroughly considered in the design of all signs, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 14. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 15. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 16. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 20.407 (Rev. 03/93) �17. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or , those signs required by law to be displayed are permitted. 18. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. amend. eff. Feb. 16, 1992) 20.407a Sec. 7a. PERMITI'ED SIGNS IN C-1 (GENERAL COMMERCIAL) DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. d. e. f. g. h. i. j. k. 2. Home Occupations Day Care Centers located within a dwelling Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternities, Sororities or Lodges Physician, Surgeon or Dentist Office located within a dwelling Apartment Buildings (as based on the number of units) Churches Hospitals Schools Nameplate for the purpose of identifying the name of the owner or occupants residing on the premises State residential licensed facility The aggregate sign area allowed for all other businesses located in a C-1 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building. Businesses may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs do 20.407a (Rev. 03/93) �not exceed the square footage allowed based on the primary front of a building. 3. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 4. Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 5. Marquee Signs are permitted for Cinemas located in a C-1 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 2 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 6. Where a business building is located not closer than a distance of twenty (20) feet to the front property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign, provided the aggregate sign area is within the limitations of paragraph 1 above. 7. Free-standing informational signs, not exceeding three (3) square feet in area, with a maximum height of four (4) feet for the purpose of 20.407a (Rev. 03/93) �identifying parking lot entrances and/or exits are permitted. 8. , No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 9. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level, whichever is less. 10. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 11. Temporary Signs in a C-1 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 12. Roof mounted signs are prohibited in a C-1 District. 13. Off-premise signs are prohibited in a C-1 District. 14. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 15. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 16. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 20.407a (Rev. 03/93) �17. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 18. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 19. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.407b Sec. 7b. PERMITTED SIGNS IN C-2 (CENTRAL COMMERCIAL} DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. d. e. f. g. 2. Home Occupations Day Care Centers located within a dwelling Apartment Buildings (as based on the number of units) Churches Hospitals Schools Nameplate for the purpose of identifying the name of the owner or occupants residing on the premises One non-illuminated free-standing sign, not to exceed twelve (12) square feet in area with a maximum height of six (6) feet, or one (1) non-illuminated wall sign not exceeding six (6) square feet in area will be permitted for the following located in a C-2 District: a. b. Lodging Houses, Boarding Houses or Bed and Breakfast Private Clubs, Fraternitiei, Sororities or Lodges 20.407b (Rev. 03/93) �c. d. Physician, Surgeon or Dentist Office located within a dwelling State residential licensed care facility 3. The aggregate sign area allowed for all other businesses located in a C-2 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building. Businesses may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs does not exceed the square footage allowed based on the primary front of a building. 4. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 5. Projecting signs are restricted to twelve (12) square feet for those businesses whose primary front of the business portion of the building is less than sixty (60) lineal feet. Projecting signs are restricted to twenty-four (24) square feet for those businesses whose primary front of the business portion of the building is sixty (60) or more lineal feet. Projecting signs over twelve (12) square feet in area must be erected a minimum of fifteen (15) feet from any adjoining or adjacent business. The bottom of any projecting sign must be a minimum of ten (10) feet from the ground or sidewalk level. Under canopy signs are restricted to a total of three hundred eight-four (384) square inches with a maximum height of eight (8) inches. The bottom of an under canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. (amend. Mar. 14, 1993) 6. Marquee Signs are permitted for Cinemas located in a C-2 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 3 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 7. Free-standing signs are District providing they the aggregate sign area 3 above and are subject allowed in a C-2 are not in violation of limitations of paragraph to the following: 20.407b (Rev. 03/93) �a. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign. b. Those businesses whose premises are located within a one thousand (1,000) foot radius of any expressway exit may have one (1) free-standing sign whose location, height and size are not restricted except that the aggregate sign area limitations of paragraph 3, above, shall apply and include the area of any free-standing sign. In computing the square footage of a free-standing sign in this instance, only one (1) face of the sign shall be counted. Those businesses applying for a sign permit under this subsection must present to the City Clerk a certified survey detailing the premises in relation to an expressway exit. c. Shopping Center or business complexes located on premises with a minimum of three hundred (300) feet of frontage from - the building(s) to the property line, may have two (2) free-standing signs, to be located not less than one hundred seventy-five (175) feet apart and are subject to size restrictions as outlined in 7a and 7b above. 8. Free-standing informational signs, not exceeding three (3) square feet in area, with a maximum height of four (4) feet, for the purpose of identifying parking lot entrances and/or exits are permitted. 9. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 10. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the 20.407b (Rev. 03/93) �illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular , traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level. 11. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 12. Temporary Signs in a C-2 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 13. Roof mounted signs are prohibited in a C-2 District. 14. Off-premise signs are prohibited in a C-2 District. 15. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall the wind load be assumed less than thirty (30) pounds per square foot. 16. No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 19. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 20.407b . (Rev. 03/93) �20. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.407c Sec. 7c. PERMITTED SIGNS IN M-1 (MANUFACTURING) DISTRICT. Signs when erected or used on the building or exterior wall or otherwise used as permitted under the provisions of this ordinance, shall comply with the following requirements: 1. Signs allowed for the following shall be limited to those restrictions set forth in Section 7 20.406a), R-2 (Multiple Family Residence) District: a. b. c. 2. One non-illuminated free-standing sign, not to exceed twelve (12) square feet in area with a maximum height of six (6) feet, or one (1) non-illuminated wall sign not exceeding six (6) square feet in area will be permitted for the following located in a M-1 District: a. 3. Churches Hospitals Schools Private Clubs, Fraternities, Sororities or Lodges The aggregate sign area allowed for all other businesses located in a M-1 District shall be based on two (2) square feet per lineal foot of the primary front of the business portion of the building and may utilize canopy signs, free-standing signs, marquee signs, projecting signs, under-canopy signs and wall signs as long as the aggregate square footage of all signs does not exceed the square footage allowed based on the primary front of a building. 20.407c (Rev. 03/93) �4. All signs, with the exception of free-standing signs, projecting signs and under-canopy signs, , are limited to a maximum height of (6) feet, as defined in Section 2 (20.402) DEFINITIONS. 5. Projecting signs on a building are restricted to eight hundred sixty four (864) square inches, with a maximum height of thirty (30) inches. Under-canopy signs may not exceed a height of eight (8) inches or a maximum length of four (4) feet. The bottom of a under-canopy sign shall be a minimum of seven (7) feet from the ground or sidewalk level. 6. Marquee Signs are permitted for Cinemas located in a M-1 District, in addition to the allowed other signage and in addition to the square footage limitations under paragraph 3 above. Marquee Signs shall not exceed a total of two (2) per premises with a maximum size of fifty six (56) square feet and maximum height of four (4) feet each. 7. Free-standing signs are District providing they the aggregate sign area 3 above and are subject allowed in a M-1 are not in violation of limitations of paragraph to the following: a. In those instances in which a business building is located not closer than a distance of twenty (20) feet to the front property line, one (1) free-standing sign is permitted when located in such a manner that no part extends closer than five (5) feet to the front or side property lines. The total sign and supporting structure may have a maximum height of eighteen (18) feet above the average ground level and may have an area not to exceed eighty (80) square feet on any one (1) face of sign. b. Those businesses whose premises are located within a one thousand (1,000) foot radius of any expressway exit may have one (1) free-standing sign whose size shall not be restricted by this Ordinance. Those businesses must submit to the City Clerk a certified survey detailing the premises in relation to the expressway exit when applying for a Sign Permit. c. Shopping Center, business or industrial complexes located on premises with a minimum 20.407c (Rev. 03/93) �of three hundred (300) feet of frontage from the building to the property line, may have two (2) free-standing signs, not to be located less than one hundred seventy-five (175) feet apart and are subject to size restrictions as outlined in 7a and 7b above. 8. Free-standing informational signs, exceeding three (3) square feet in area, with a maximum height of four (4) feet for the purpose of identifying parking lot entrances and/or exits are permitted. 9. No sign shall be allowed to obstruct or interfere with motor vehicle or pedestrian traffic, or be hazardous to the public. 10. Illumination, if used, shall be what is known as white and signs shall not be of flashing or intermittent illumination. The direct source of all lights used for the illumination of commercial establishments or for the illumination display of merchandise or the products of such establishment shall be completely shielded from the view of vehicular traffic using the roads or streets abutting such premises. Floodlights used for the illumination of commercial premises or any sign thereon, whether such floodlights are attached to or separate from the building, shall not project above the highest elevation of the front wall of such building, or thirty (30) feet above street level. 11. When more than one (1) business occupies a building, each business shall be allowed signage based on the portion of the building occupied by such business. 12. Temporary Signs in a M-1 District must conform to placement and time limitations regulations as set forth in Section 2, (20.402) DEFINITIONS, Temporary Signs. 13. Roof mounted signs are prohibited in a M-1 District. · 14. Off-premise signs are allowed in an M-1 District in accordance with the provisions outlined in Section 8 (20.408), OFF-PREMISES SIGNS. 15. The effect of wind pressure shall be thoroughly considered in the design, but in no case shall 20.407c (Rev. 03/93) �the wind load be assumed less than thirty (30) pounds per square foot. 16.• No person shall alter, enlarge, or erect a sign unless it is in accordance with these provisions. 17. All signs shall be maintained in good repair in terms of structure and appearance. Any sign, which is applicable to a business which has been permanently discontinued, shall be eliminated by the property owner within thirty (30) days after said discontinuance. 18. No person shall erect, place, structurally alter, or add to any sign without obtaining a permit from the Building Official designated under the terms of the Gaylord Zoning Ordinance. 19. Signs erected by an official government body or agency and deemed necessary for the protection of the public health, safety, or welfare; or those signs required by law to be displayed are permitted. 20. Signs identifying or advertising any use or activity defined as a "Special Use" or that are subject to a Special Use Permit as outlined in Section 13 of the Zoning Ordinance, shall be approved by City Council at the time the Special Use Permit is granted. (ord. eff. Feb. 16, 1992) 20.408 Sec. 8. OFF-PREMISES SIGNS. 1. Off-Premises Signs which conform with the provisions of this ordinance shall be permitted, as a matter of right, only in Manufacturing (M-1) Districts. 2. Notwithstanding the provisions, controls and limitations of any urban renewal plan or project, or area regulation, Off-Premises Signs shall be permitted to be erected in the commercial and industrial portions of such project areas pursuant to the provisions and limitations of this ordinance. 3. Off-Premises Signs shall not be established at any location having principal frontage on any street within 300 feet of any premises which is used for public parks, public schools, church, courthouse, city hall or public museum having principal frontage on the same street. 20.408 (Rev. 03/93) �4. No Off-Premises Sign shall be established closer to the street than the building setback line, if such a line exists. If none exists, the Off-Premise Sign may be established behind the right-of-way line. No portion of any Off-Premise Sign may be placed on, or extend over the right-of-way line of any street or highway. 5. No Off-Premise Sign shall be constructed which resembles any official marker erected by the city, state, or any governmental agency, or which by reason of position, shape or color would conflict with the proper functioning of any traffic sign or signal. 6. All Off-Premises Sign shall be maintained in good and safe structural condition. The painted portions of outdoor Advertising Signs shall be periodically repainted and kept in good condition. 7. No Off-Premises Sign or part hereof shall be located on any premises without the consent of the owner, holder, lessee, agent or trustee. 8. The general area in the vicinity of any Off-Premise Sign on undeveloped property must be kept free and clear of weeds, debris, trash and other refuse. 9. In addition to the regulations and restrictions of this ordinance, Off-Premises Signs in adjacent areas are regulated by the Highway Advertising Act of 1972, being Michigan Compiled Laws 252.301, et. seq. Whenever there is a conflict between the provisions of this ordinance and the Highway Advertising Act, the more restrictive regulations shall apply. 10. The maximum area for any one sign facing shall be 720 square feet inclusive of any border and trim, but excluding the base or apron, supports and other structural members. 11. No Off-Premises Sign may be established within 300 feet of any other Off-Premises Sign, measured on the same side of the same street. 12. All Off-Premises Signs shall be constructed in accordance with the City Building and Electrical Code. 20.408 (Rev. 03/93) �13. The above set forth spacing between sign structures does not apply to sign structures separated by buildings or other obstructions in , such manner that only one sign located within the above spacing distances is visible from the highway at any one time. 14. Official and on-Premise Signs, as well as any other sign which does not constitute an Off-Premises Sign as defined herein shall not be counted nor shall measurements be made from them for the purpose of determining compliance with these spacing requirements. 15. The minimum distance between sign structures shall be measured along the nearest edge of the pavement between points directly opposite the center of the signs along each side of the highway and shall apply only to sign structures located on the same side of the street or highway. 16. Signs may be illuminated subject to the following restrictions: a. Signs which contain, include, or are illuminated by any flashing, intermittent, or moving light or lights are prohibited except those giving public service information such as, but not limited to, time, date, temperature, weather or similar information. b. Signs which are not effectively shielded as to prevent beams or rays from being directed at any portion of the traveled ways and are of such intensity or brilliance to cause glare or impair the vision of the driver of any motor vehicle or which otherwise interfere with any driver's operation of a motor vehicle are prohibited. c. No sign shall be so illuminated that it interferes with the effectiveness or obscures an official traffic sign, device or signal. 17. No free-standing sign may exceed the building height limitation of the zone in which it is located unless a variance is secured from the . Zoning Board of Appeals. (ord. amend. eff. Feb. 16, 1992) 20.408 (Rev. 03/93) �20.409 Sec. 9. REGULATION OF SIZE, LIGHTING AND SPACING OF SIGNS IN ADJACENT AREAS. (ord. deleted eff. Feb. 16, 1992) 20.410 Sec. 10. PROHIBITED SIGNS. The following signs or devices are prohibited unless approved by the Zoning Board of Appeals as designated under the terms of the Gaylord Zoning Ordinance. 20.411 1. Signs not located on the business premises, except for Off-Premises Signs. 2. Signs which extend beyond the property line. 3. Signs constructed or erected after the date of this Ordinance or any amendment, which do not comply with the regulations as set forth for the District in which the sign is to be located. (ord. amend. eff. Feb. 16, 1992) Sec. 11. EXEMPrIONS. The following signs are exempted from the provisions of this ordinance except for construction and safety requirements and those requirements contained below: 20.412 1. PUBLIC SIGNS. Signs of a noncommercial nature and in the public interest, erected by, or on the order of, a public officer in the performance of his public duty, such as safety signs, danger signs, trespassing signs, traffic signs, memorial plaques, signs of historical interest and the like. 2. INTEGRAL. Names of buildings, dates of erection, monumental citations, commemorative tablets and the like when carved in stone, concrete or similar material or made an integral part of the structure. (ord. amend. eff. Feb. 16, 1992) Sec. 12. EXISTING SIGNS. 1. REMOVING OR RECONSTRUCTING SIGNS. No sign presently erected or hereafter approved and erected shall be substantially altered or moved, nor shall any sign or any substantial part thereof, which is blown down, removed or destroyed, be re-erected, reconstructed, rebuilt or relocated unless it is made to comply with all applicable requirements of this ordinance. 20.409 - 20.412 (Rev. 03/93) �20.413 20.414 2. REPAIR OF UNSAFE SIGNS. This section shall not be construed to prevent the maintenance, repair or restoration to a safe condition, as directed by the building official, of any part of an • existing sign when damaged by storm or other accidental emergency. 3. RELOCATING SIGNS. Any sign that is moved to another location either on the same or to other premises shall be considered a new sign and a permit shall be secured for any work perfol.'.1Iled in connection therewith when required by this ordinance. (ord. amend. eff. Feb. 16, 1992) Sec. 13. SIGN PERMITS AND PERMIT FEES. 1. A person who desires to erect any sign regulated by this ordinance shall first apply for a sign permit on a form prescribed by the City Clerk. The permit shall be approved or denied in writing within ten (10) business days after proper receipt of the application. All signs, existing and proposed, must appear on the application and a blueprint or drawing of all signs showing size and verbiage must be submitted with the application. If the application is approved, the permit shall be issued upon payment by the applicant of a permit fee of $10.00. 2. Permit fees shall apply to all signs except those exempted under the provisions of this ordinance. 3. At the time any permit is issued it shall be assigned a number by the City Clerk. Such sign permit number shall be displayed, at all times, upon the facing of the sign for which such permit was issued. 4. After construction or erection of any sign or signs, the business shall contact the City. A member of the City Staff shall inspect the sign to verify size, location and number of signs as stated on the application. Any person found in violation of the terms of the application shall be subject to Section 14 (20.414), PENALTIES. (ord. amend. eff. Feb. 16, 1992) Sec. 14. PENALTIES. Any persons violating the provisions of this ordinance shall upon conviction thereof be subject 20.413 - 20.414 (Rev. 03/93) �to a fine of not more than Five Hundred ($500.00) Dollars. Each day that a violation of this ordinance is continued or permitted to exist without compliance shall constitute a separate offense punishable upon conviction in the manner prescribed in this section. (ord. amend. eff. Feb. 16, 1992) 20.415 Sec. 15. APPEAL. Appeal of any section of this ordinance or of any decision of the Zoning Administrator may be brought to the Zoning Board of Appeals by the owner, renter, or les~ee in accordance with Section 16 of the City of Gaylord Zoning Ordinance. The Board of Appeals may grant a variance from the requirements and specifications of this ordinance or the decision of the Zoning Administrator only upon the Board's finding that there are practical difficulties or unnecessary hardships in applying the strict terms of this ordinance. Public notice shall be printed in the official newspaper of the City, not more than 15 or less than 8 days before the public hearing. The fee for the variance proceedings is to be paid for in advance by the person making the request. (ord. amend. eff. Feb. 16, 1992) 20.416 Sec. 16. EFFECTIVE DATE. This ordinance shall be effective immediately on February 16, 1992 • (ord. eff. Feb. 16, 1992) 20.415 - 20.416 (Rev. 03/93) � 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 Gaylord_Sign-Ordinance_1993 Date A point or period of time associated with an event in the lifecycle of the resource 1993-03-14 Title A name given to the resource Gaylord Sign Ordinance Description An account of the resource The Gaylord Sign Ordinance went into effect on February 16, 1992 and was amended effective March 14, 1993. Subject The topic of the resource Ordinances, municipal Gaylord (Mich.) Otsego 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/ede598b49b2ced6432ca61cddc31c866.pdf 871fd7c9f420adc211fdd7fce64ced8a PDF Text Text CITY OF GAYLORD 1990-1995 RECREATION PLAN Adopted: June 14, 1990 GAYL0RD the Alpine Village CITY COUNCIL: CITY PLANNING COMMISSION: Ernest Grocock, Mayor William Tholl, Mayor Pro-Tern Patrick Mankowski Luke Noss Eugene Niedzwiecki Tom Nelson Scott Dunn Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming �City of Gaylord PHO:\E (5 Ii) 732-4060 F:\X (517) 732-8266 225 WEST \IA!:\ STREET GAYLORD. \1ICHIGAN 49735 ~ aAYL0ftD 1hl' Alpu:e V,lla~., June 13, 1990 Mr. Philip Wells Department of Natural Resources Stevens T. Mason Building P.O. Box 30028 Lansing, Michigan 48909 Dear Mr. Wells: I hereby certify that the following resolution was passed at the City Council Meeting of Monday, June 11, 1990: Moved by Nelson, supported by Dunn to adopt the revised City of Gaylord 1990/1995 Recreation Plan as presented. Ayes: Grocock, Nelson, Dunn, Noss and Thall. Nays: None. Motion carried. Thank you. Sincerely, /llmo__) ~~ Rebecca Curtis City Clerk �STATE OF MICHIGAN IZ NATURAL RESOURCl:'.S COMMISSION THOMAS J . ANDERSON MARLENE J . FLUHARTY GORDON E. GUYER KERRY KAMMER ELLWOOD A. MATTSON 0 . STEWART MYERS RAYMOND POUPORE JAMES J. BLANCHARD. Governor BEPARTMENT OF NATURAL RESOURCES STEVENS T. MASON BUILDING P.O. BOX 30028 LANSING. Ml 48909 DAVID F. HALES. Director July 12, 1990 Mr. Dave Siegel, City Manager City of Gaylord 225 W. Main Gaylord, Michigan 49735 Dear Mr. Siegel: SUBJECT: City of Gaylord Recreation Plan The community recreation plan referenced above has been approved by this Division. City of Gaylord is now eligible to participate in our grant programs through December 31, 1995. We ask that you provide copies of the final plan to the Community's elected and appointed officials and make copies available to the public. All projects for which grant assistance is sought must be listed and justified in the plan. The community may amend the plan as needed. All amendments must be accompanied by evidence of approval by the community's governing body. Amendments must be in the form of either (1) a complete revised document, with a cover letter describing the changes; or (2) substitute or additional pages, with clear indication as to where they are to be inserted in the plan (the second option applies only if the plan on file here is suitably bound). Plan revisions will not extend the eligibility period stated above unless all plan content is updated and the community requests extended eligibility. If you have any questions on this, please contact me. Sincerely, ~ jA£~ -~ ~ ~ i -~:[{., Mgr. , Recreation Planning Recreation Services Branch Recreation Division 517-335-3038 PW:mlf cc: Mr. Eric Antisdale, MDNR R1026 3/89 �TABLE OF CONTENTS Page I. INTRODUCTION 4 CULTURAL AND PHYSICAL DESCRIPTION OF OTSEGO COUNTY 5 Transportation and Regional Location . . · ~ . . Natural Resources . • . . . . . . . . . . . Water Resources . . . . . . . . Environmental Conditions. . . . . .. Land Use . . . . . . . . . . . . . . . . . . Population . . . . . . . . . . . . . . . . Economic Activity • • . . . . . . . . Utilities . . . . . . . . . . . . . . . . II. III. IV. v. VI. 6 7 15 19 23 26 . . . . . . . . . . . . . . . . 28 . . . . . . . . . . . . . . . . . . . . 40 . . . . . . . . . . . . . . . . 43 . . . . . . . . . . . . . . . . . . . 44 RECREATIONAL INVENTORY ADMINISTRATION 5 5 DEFICIENCIES AND NEEDS LONG RANGE GOALS SHORT TERM OBJECTIVES . . ..... 2 . . . . . . . . . 45 �LIST OF TABLES Page Table# . . . . . . 1 AGRICULTURE 1964-1982 • • • . 2 POPULATION BY CIVIL DIVISION, OTSEGO CO., MICHIGAN 1970-1988 . . • . . . • . . . . . . . . . 19 POPULATION BY AGE GROUP, OTSEGO CO., MICHIGAN 1970-1980. • •.......... 20 3A POPULATION BY AGE GROUP, CITY OF GAYLORD, MI 22 4 POPULATION PROJECTIONS, OTSEGO CO. 3 17 . . . . . . 22 LIST OF FIGURES Figure# 1 GENERALIZED SOILS MAP. 2 LAND USE MAP 3 PLANNING PROCESS AND ADMINISTRATIVE STRUCTURE. 4 ASPEN PARK NATURE AREA 5 DOUMAS PARK. 6 FREEL PARK 7 HALE PARK 8 CITY OF GAYLORD AND J:T'S PARKS 7a . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 16a 41a 45a 46a 47a 47b 44a �INTRODUCTION The preparation of this 1990 Parks and Recreation Plan has been a continuous process since 1985 when the City Council and Planning Commission was studying the recreation needs of the community. The purchase of Aspen Park, a quiet nature area, with City Funds is a testimony to the dedication of improving recreation needs for City, County and visitors alike. ' Specifically this plan was formulated by the City Staff under the guidelines set forth by the City Planning Commission. One of the criteria for this plan was to integrate with Otsego County's Recreation Planning. The staff received help from numerous sources including, but not limited to the following: Citizens of Gaylord City Council Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Department Otsego County Soil Conservation District The Planning Commission held a series of meetings with the above mentioned agencies and the public was invited for input. In some instances particular individuals were specifically invited to work with both the Planning Commission and City Staff. The City of Gaylord is the only incorporated City in Otsego County therefore, great effort was taken to include the Gaylord Community Schools and Otsego County. In some instances City facilities are utilized by the school and the County. Therefore, the Planning Commission took great pains to receive input from these two groups. The 1990 Recreation Plan formally establishes a set of goals to further enhance the recreational opportunities for all citizens living or visiting the Gaylord area. The City Council and Planning Commission realize this Recreation Plan is the first step to allow the realization of the full potential of our park systems. For the City of Gaylord to accomplish the stated goals and objectives of this plan, cooperation with many local, State and Federal agencies is necessary. With the initiative set forth by the City Council and Planning Commission reaching the stated goals of this plan will become a reality because of the continued efforts to cooperate with other governmental agencies for the benefits of all citizens. 4 �I. CULTURAL AND PHYSICAL DESCRIPTION OF THE CITY OF GAYLORD AND OTSEGO COUNTY TRANSPORTATION AND REGIONAL LOCATION The City of Gaylord has the advantage of being centrally located in northern Michigan. It is serviced by Interstate 75, which as of this writing, {March 1, 1990) is the only four lane interstate freeway system in northern Michigan. The freeway provides convenient access for travel to and from populated areas of southcentral and southeastern Michigan. The freeway has much impact on the economic livelihood of the City and County, providing convenient access for tourists downstate. The major east-west route serving Gaylord and Otsego County is M-32. This route connects Gaylord with Alpena, the largest city of northeast Michigan, a distance of 72 miles. To the west, M-32 indirectly provides access to Traverse City, Charlevoix and Petoskey. The Gaylord Industrial Park Airport, located one mile southwest of downtown Gaylord, provides both private and charter service. Charter service is provided by one company. The air field is capable of accommodating a 727. It is a Class A airport, has a full-time manager and is open seven days a week. The City of Gaylord and Otsego County are serviced by the Detroit and Mackinaw Railway. There is one main line running north-south through the city and county in close proximity to I-75. No passenger service is available on this line. NATURAL RESOURCES The most important natural resources of the area in terms of providing a foundation for recreational activities are the abundance of trees, clean air, clean water and wild game. Each of these also provides an important economic base for the area. Tourists, primarily from southern Michigan are attracted to Gaylord because of the recreational amenities available. Many jobs in Gaylord and Otsego County are highly dependent on the tourist dollar. Also, the abundance of trees supports a healthy lumber and wood products industry. Georgia-Pacific, located in Gaylord, employs approximately 275 people and produces wood products. 5 �Water Resources The City of Gaylord has very minimal surface water resources. There are no lakes or streams in the City of Gaylord. Scott's pond, located partially in the City's Aspen Park, is the only surface water. This pond consisting of a few acres is home to two beaver families and a source of drinking water for native animals in the area. The City is blessed however, with abundant drinking water. The City recently built a $7.2 million dollar wastewater treatment facility to help protect this valuable natural resource. The problem of pollution of our natural resources was the driving force that led to the new facility being built in 1986. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of contamination to the City's water supply and resulting hazards to the Community's health. 6 �Environmental Conditions a. Soils & Subsurface Conditions Soils in the Plan of Study Area (City of Gaylord) are a result of a large intermorainal outwash plain exhibiting deep granular soils with high permeability and little evidence of surfa~e drainage features. The predominant soil series within the study Area are of the Rubicon-Grayling Association, the Kalkaska-East Lake-Mancelona Association, or the Leelanau-Emmet-Kalkaska Association. The U. s. Department of Agriculture system of classification describes these associations as follows: RUBICON-GRAYLING ASSOCIATION These are nearly level to gently sloping, well drained, sandy soils. Areas of these soils are popularly designated as Jackpine plains. They have low natural fertility, low moisture holding capacity, and rapid permeability. KALKASKA-EAST LAKE-MANCELONA ASSOCIATION These are nearly level to gently sloping, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those in the Rubicon-Grayling Association. LEELANAU-EMMET-KALKASKA ASSOCIATION These are sloping to steep, well drained sandy and loamy soils on complex rolling areas and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity. Permeability ranges from moderate to rapid. Underlying the surface soils of the area is a very thick stratem of sand with a few isolated clay lenses which are typically less than five feet thick. The bedrock is located at a depth of more than 600 feet. Figure 6 shows the generalized soils for the Study Area. 7 �. - _, ~ r ·i I f. I ,r ,. l r t l • l "Ultt... I I l4 I 1...-. I ~ -~- l I I I I I ~ I! · -umn I ·I , :I ~ 'I • IiI I I I __ ..JI Cl I H I ¢. ..$iiii.!! . - --·-- L . . . . . . 0A-J.A- IC ·rI ·-= ,..... ___ 0 KALKASKA ~ RUBICON EAST LAKE MANCELONA GENE~ALIZED SOILS GRAYLING an LEELANAU • . EMMEI mJ CARBONDALE • TAWAS KALKASKA FIGURE 1 ROSCOMMON SOURCE: U.S. :tPARTM::NT 7a OF lG"ICV...r:q~ o.::s �b. Hydrology & Topography The Plan of Stuoy Area lies primarily within the drainage basin of the Sturgeon River. The headwaters of the Sturgeon River is located to the northeast of the City of Gaylord and flows in a northerly direction where it flows into Burt and Mullett lakes. Drainage out of these lakes is to the north down the Cheboygan River to Lake Huron. A small portion in the southern part of the Study Area drains into Otsego Lake and then to Lake Huron through the AuSable watershed. The topography of the Plan of Study Area displays natural slopes generally less than 1.5 percent. This relatively flat terrain is evident throughout most of the Plan of Study Area except in the northeasterly portion where gullies can be found. These gullies are tributaries to the Sturgeon River. c. Climate Otsego County's climate is classified as temperate-humid-continental. Day to day weather is characterized by constantly changing weather patterns. The county seldom experiences prolonged periods of excessively hot weather or of extremely cold weather. The prevailing winds are predominantly westerly. The average length of the freeze-free period, the number of days between the average date of the last spring freeze (32o F.) and the average date of the first fall freeze (32o F.) is 116 days. The average annual snowfall is 136.2 inches. Area lies within the "Lake Snowbelt". The Plan of Study The maximum one hour rainfall expected to occur in the county at fifty year intervals is about 2 to 2.2 inches, the maximum estimated fifty year, twenty-four hour rainfall is about 4 to 4.5 inches. 8 �Inventory of Lakes in Otsego County , There are a total of 336 lakes/ponds in the County according to a Michigan Lake Inventory Bulletin done by the Department of Resource Development at Michigan State University. Twenty-six of these lakes are 50 or more acres in size. The largest is Otsego Lake covering approximately 1,972 acres or 3.08 square miles. Names of Lake. Location & Area Description of Lake .. Bear (Big) Lake Panfishing; 100% mineral shoreline; maximum depth 30 feet; public access Sec. 1, 2, of T29, 30N, RlW, 435 acres Bear (Little) Lake Private development around most of lake 100% mineral shoreline; maximum depth 35 feet Sec. 2, T29, 30N, RlW, 127 acres Douglas Lake Panfishing; 100% mineral shoreline Sec. 9, T29N, RlW, 94 acres Crapo Lake Maximum depth Sec. 30, T29N, RlW, 92 acres 3 feet; panfishing; 60% mineral shoreline, 40% organic Bass Lake Panfishing, trout fishing; maximum depth 20 feet; 90% mineral shoreline; 10% organic Sec. 1, 2, 11, T29N, R2W 70 acres 9 �Turtle Lake Undeveloped natural lake; 20% mineral shoreline, 80% organic Sec. 4, 33, T2~, JON, R2W 164 acres Emerald Lake Panfish, pike; maximum depth 35 feet; 75% mineral shoreline; 25% organic Sec. 1, 6, T29N, R2,3W 53 acres Opal Lake Public access; panfish, pike; 100% mineral shoreline; maximum depth 42 feet Sec. 1, 12, T29N, R3W 122 acres Otsego Lake Public access sites including beachfront; much of shoreline is privately owned; panfish, pike, muskies; 90% mineral shoreline; 10% organic T29,30N, R3W 1972 acres, 3.08 sq. miles Chub Lake Panfish, pike, trout; maximum depth 74 feet; 75% mineral shoreline, 25% organic Sec. 14, 23, T29N, R3W 75 acres Heart Lake Residential developed lake; 100% mineral shoreline. Public access. Sec. 20, T29N, R3W 65 acres 10 �Barefoot Lake Sec. 29, 32, T29N R3W, 225 acres • Public access; prankish; pike; 100% mineral shoreline Lynn Lake Sec. 23, 24, 25, 26 T29N RAW, 52 acres Undeveloped natural lake; panicking; 10% mineral shoreline, 90% organic Big Lake Sec. 7, 8, T30N, RAW 126 acres Public access; prankish, pike; 90% mineral, 10% organic; maximum depth 81 feet Dixon Lake Sec. 14, T30N, R3W 78 acres Public access; panfish, pike; maximum depth 30 feet; 100% mineral shoreline Perch Lake Sec. 30, T30N, R3W 65 acres Much of shoreline privately developed; panfish; 100% organic shoreline; maximum depth 26 feet Thomas Lake Sec. 23, T30N, R4W 53 acres Undeveloped natural lake; panfish, pike; 100% mineral shoreline Lake Manuka Sec. 25, 35, 36, T30N R4W, 163 acres Public access; panfishing; maximum depth 27 feet 100% mineral shoreline 11 �Buhl Lake Sec. 32, T30N, R4W 95 acres " Undeveloped natural lake with 100% mineral shoreline South Five Lakes Sec. 2 9 , 3 O , 31 , 3 2 T31N, R3W, 50 acres Undeveloped natural lake Lake Five Sec. 29, 30, T31N, R3W 64 acres Undeveloped natural lake Porcupine Lake Sec. 13, 23, 24, T31N R4W, 61 acres Panfishing; 100% mineral shoreline; maximum depth 23 feet Lake Twenty-seven Sec. 27, T31N, R4W 120 acres Some private development around lake; 100% mineral shoreline Guthrie Lake Sec. 36, T29N, R3W 115 acres Private development 100% mineral shoreline Lake Horicon Sec. 1, 2, 11, 12, T29N R4W, 63 acres Undeveloped natural lake with 100% mineral shoreline Lake Tecon Sec. 2, 11, 14, T29N, R4W 270 acres Some private development on west side of lake; panfishing; 100% mineral shoreline; maximum depth 3 feet 12 �Minerals Mineral Resources in the county have also contributed to the economy. Otsego county, in 1989, was one of the leading county in the state in terms of oil production. It is estimated that 400 people are employed in the drilling, exploration and production of gas and oil. Nearly six million barrels of oil were produced in the county in 1983. Also, in that year, over 12 million cubic feet of natural gas was produced, making Otsego County the 4th leading gas producing county in the state. Hydrology Otsego County has a total of 6,682 acres ot surface water in the form of 116 lakes. The county also has 140 miles of trout streams. Fishing is very popular for trout on most streams, with several lakes also having trout populations. The warmer lakes normally have bluegill, bass, perch and pike. Tiger musky have also been stocked in several lakes and are reaching trophy size. A complete inventory of county lakes and streams is on a preceding page. Groundwater supplies in the county are very productive in the predominant gravels and unconsolidated sands of the glacial drift. The groundwater aquifers are recharged by precipitation which is readily absorbed by the permable soils. Individual wells near the lakes and streams are usually quite shallow due to the existing high water table. Wells located on high moraines may be in excess of 250 feet. Wells in the county of 6 inch in diameter or more will yield from 10-500 gallons per minute. The county consists basically of two watersheds, one being the Cheboygan watershed draining northerly and consisting of the Sturgeon, Pigeon and Black Rivers. The southern part of the county drains south into the AuSable watershed. Soil Classification The soils breakdown presented in Figure 5 was obtained from information made available by the Soil Conservation Service. The following notes applying to the individual soil types listed on the map, are taken from the pamphlet "Interpretations of the General Soils Map of Otsego County, Michigan". Soil Association 1: Rubicon-Grayling-Kalkaska These are nearly level to undulating, well drained sandy soils, popularly designated as jack pine plains. They have low natural fertility, low moisture holding capacity and rapid permeability (dominant slope 0-6%). 13 �Soil Association 2: Kalkaska-East Lake-Mancelona These are . nearly level to undulating, well drained sandy and gravelly soils of the hardwood plains. These soils are slightly more fertile and hold slightly greater amounts of moisture than those listed in Association 1 (dominant slope 0-6%). Soil Association 3: Coventry-Karlin These are nearly level to undulating, well drained sandy and loamy soils occupying high plateau-like areas in the uplands. They have medium to moderately low fertility and moisture holding capacity with permeability ranging from moderate to rapid (dominant slope 0-6%). Soil Association 4: Rubicon-Graycalm-Montcalm These are undulating to rolling well drained sandy soils on uplands, including dry valleys, benches, plateau-like areas and many small lakes. These soils have moderately low to low natural fertility and moisture holding capacity and rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 5: Kalkaska-Blue Lake-Rubicon These are dominantly sloping to steep, well drained sandy soils. Most areas consist of a network of ridges enclosing dry valleys with steep escarpment-like sides. The soils are low in natural fertility and moisture holding capacity with rapid permeability (dominant slopes 2-12% and 6-25%). Soil Association 6: Emmet-Leelanau These are gently sloping to sloping, well drained sandy and loamy soils on the undulating to rolling uplands. Major soils in this association have medium to moderately low natural fertility and moisture holding capacity with moderate to moderately rapid permeability (dominant slope 2-12%). Soil Association 7: Leelanau-Emmet-Kalkaska-Mancelona These are sloping to steep, well drained sandy and loamy soils on complex rolling acres and hills. They range from medium to moderately low or low in natural fertility and moisture holding capacity with moderate to rapid fertility (dominant slopes 2-12% and 6-25%). Soil Association 8: Nester-Kawkawlin-Iosco These are nearly level to gently sloping, well drained to somewhat poorly drained loamy soils of the till plain, including random small wet spots and swales. Major soils in this association have moderately high natural fertility and moisture 14 �holding capacity with moderately slow permeability (dominant slope 0-6%). Soil Association 9: Ubly-Nester-Menominee These are gently sloping to rolling, well drained sandy and loamy soils on uplands, including random small muck-filled depressions. Major soils in this association have medium to moderately high natural fertility and moisture holding capacity. Permeability ranges from moderately rapid to moderately slow (dominant slope 2-18%). Soil Association 10: Carbondale-Tawas-Roscommon. This association consists of poorly drained sandy soils and mucks occurring mainly in stream channels and swamps. they have low natural fertility with moderately rapid to rapid permeability. Moisture holding capacity is high in the organic soils and low in the sandy mineral soils (dominant slope 0-2%). LAND USE Otsego County has 334,272 acres or 527 square miles of land area. Of this, 91,101 acres (142.3 sq. miles) or 27.25 percent of the land in the county is owned by the Michigan Department of Natural Resources. The land use analysis presented here explores the county's physical character. This information is important since land and water resources play such a vital role in establishing the character of the county and in providing opportunities for recreational activities. Total land uses were tabulated by Michigan State University in their publication "County and Regional Facts" (1979). These figures show that the land use for Otsego County is: Total Area: Inland Water: Land Surface 344,172 acres 6,784 acres 337,388 acres Forested: Agriculture: Transportation: Recreation: Urban: Other: 251,000 45,904 9,120 489 1,261 29,614 acres acres acres acres acres acres ( 74.4%) ( 13.6%) ( 2.7%) ( 0.1%) ( 0.4%) ( 8.8%) TOTAL: 337,388 acres (100.0%) 15 �A general synopsis of land use in Otsego County includes the following (See Land Use Map on following page): Forest land makes up the bulk of the county's land use (approximately 75%). Over one-third of the forest land in the county is state owned with the remainder in private hands. Agricultural land is composed primarily of small to medium sized farms (under 500 acres) producing hay, potatoes or corn. The amount of land devoted to agriculture has decreased by nearly one-third since 1964. Residential land is concentrated in the City of Gaylord, portions of the surrounding townships, along the major lake shores, and in the smaller villages of the county. Nearly 85% of all residential structures in the county are single family units. Mobile homes account for approximately one out of every nine residential structures in the county. There are over 20,000 subdivided parcels in the county. Currently, 2,500 of these parcels are developed. Another 2,900 were platted before the existing building codes took effect and are unsuitable for development. This leaves over 14,000 legally subdivided parcels available for development throughout the county. There are also nearly 1,000 ten acre parcels throughout the county, many of which are currently undeveloped and could be available for future residential use. Commercial facilities within the county fall into three categories based on the markets they serve. 1. Travel services along I-75 and Old 27 for those passing through or visiting the area. 2. County-wide specialized services provided in the City of Gaylord for all residents of the area as well as travelers and vacationers. 3. Convenience facilities located in or near villages throughout the county. These serve the more rural year-round and seasonal residents plus the visitors or travelers and provide general goods and services. Industrial activity in the county is related to either manufacturing (primarily durable goods) or resource extraction. Manufacturing operations are located at the southern edge of Gaylord and in or near Vanderbilt with major products including construction materials, auto components and copper tubing. Resource extraction includes several gravel pits located throughout the county as well as oil and gas drilling and processing sites. The county's location along the Niagaran Reef 16 �• 1 • I H I I :.-.,, 5 --·-- L -D•- IC LAND USE MAP ll NlUSTRIAl. EXTilACTI'IIE -AGR!CULn.RAL ~ PUB.JC FOMST . "'R'!IVATI FOREST :~ Pl.A TTI:O SUSIJVISIONS ~::lECREATICJ,IAl. PUBLIC FAQUT'r g 16a FIGURE 2 �has meant increased oil and gas drilling in recent years which has led to the construction of several pipelines and gas sweetening plants in the county. Recent emphasis has shifted to Antrim exploration and processing period. Recreation activity is an important element in both Otsego County's general character and its economy. Public recreation lands include extensive state forest holdings, as well as the State Park and County park located along Otsego Lake. These are general recreation facilities providing sites for a wide range of individual or group outdoor activities. The City and county also have a wide range of privately owned recreation sites for more specific activities (skiing, golf, etc.) and offers extensive opportunities for recreation on privately owned undeveloped property (hunting, snowmobiling, hiking, etc.). The lakes and rivers of the area are another important part of the county's character and provide many opportunities for recreation activity. Lake and riverfront property has become valuable for both its residential as well as recreational potential. The City and county's connection with I-75 has helped to make it an excellent location for commercial, recreation and industrial activities. East-west connections to other portions of the state are somewhat inadequate and could be improved. The county has adequate freight service, but is lacking passenger service by rail. Daily passanger air service has been initiated in the spring of 1990. Agriculture and Forestry Agriculture and forestry combined to make up 88% of Otsego County's land use. Forestry plays an important role in total land use and in the county's economic picture. Approximately 75% of the land surface of the county is forested with another 13% in agriculture. Less than 1% of the county's land is used for urban activities. TABLE I AGRICULTURE 1964-1982 OTSEGO COUNTY Year Number of Farms 1964 1968 1974 1978 1982 266 172 132 151 142 % Change Acres in Farms % Change 61,867 46,052 35,308 41,500 41,510 - 26% - 23% 18% - 35.0% - 23.0% 14.4% 6.0% 17 �Table I shows the number of farms and farm acreage for the county from 1964 - 1982. Agricultural land in the county is made up primar~ly of small to medium size farms. In 1982, 80% of all county farms were between SO and 500 acres in size. Only four farms in the county were over 1,000 acres. Major products include potatoes, oats, corn, livestock and dairy products. With 63% of the county's forested area in private ownership, there has been an increasing tendency to split large holdings into 10 acre parcels for seasonal and year-round residences or other uses. These smaller parcels, owned by a diversity of individuals, cannot be effectively managed for productive timber cutting and their continued increase reduces the return from this important resource. ~ The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise requires supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to each other largely determines the character of our community. Proper planning of these relationships results in an orderly, attractive community. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along M-32 to the east and Old Highway 27 to the North. The long-established business district is located at the crossing of M-32 and Business Loop 27, generally the geographic center of the City. This was the largest concentration of commercial land uses, but new development within the past few years along M-32 to the west and along Business Loop 27 to the South are the new developing commercial areas. Industrial land uses form a definite pattern in Gaylord. This being concentrated along Dickerson Road which leads to the Gaylord Air Industrial Park. The Industrial park comprises the remaining industrial area of the City. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club and golf course forms a large mass on the east side of the City; the community School, and City property forms a large mass to the south; The former state hospital which is now county owned property occupy large tracts to the north. West of Interstate 75 is the Otsego County Airport which occupies a large tract which impedes development in that area. PU.blic and semi-public uses in Gaylord occupy a considerable share of the developed land within the City. 18 �POPULATION Table 2 s~ows population by civil division within the county. A quick reference to the county map, indicates that most of the population as well as the most significant growth is in the municipalities around the I-75 corridor from Gaylord south to the Crawford County line. The amenities and recreational opportunities offered at Otsego Lake may be responsible for more rapid development in this particular area of the county. Developments that offer some degree of privacy of "space" between neighbors, such as Michaywe', are currently attractive to many residents. Michaywe' had an excess of 40 new homes constructed in 1989. TABLE 2 POPULATION BY CIVIL DIVISION OTSEGO COUNTY. MICHIGAN 1970-1988 Civil Division Otsego County Bagley Township Charlton Township Chester Township Corwith Township Dover Township Elmira Township Gaylord, City of Hayes Township Livingston Township Otsego Lake Township Vanderbilt, Village of 1988 1980 1970 16,900 4,630 1,010 710 1,390 410 1,030 3,440 960 1,810 1,360 560 14,993 4,106 823 10,422 2,294 573 332 1,126 317 486 3,012 661 1,313 432 899 3,011 888 1,703 416 1,157 1,393 473 525 522 19 (1970-1988) % Change 62.2 101. 8 76.3 76.3 23.4 29.3 111.9 14.2 130.8 29.9 187.5 7.3 �TABLE 3 POPULATION BY AGE GROUP OTSEGO COUNTY, MICHIGAN 1970-1980 Age Group Total 00-04 05-14 15-24 25-34 35-44 45-54 55-64 65+ 1980 % of Total 1970 % of Total 14,993 1,252 2,710 2,550 2,287 1,757 1,446 1,357 1,634 8.4 18.1 17.0 15.3 11.7 9.6 9.1 10.9 10,422 1,033 2,460 1,538 l,3oj 1,110 1,026 965 987 9.9 23.6 14.7 12.5 10.6 9.8 9.2 9.5 A major consequence to the area is the influx of seasonal and temporary residents. During the summer months population estimates have shown more than a 200% increase over the permanent population•. This figure only includes seasonal/temporary housing residents, campers and renters at commercial lodges. It does not include private camps and resorts, visitors who stay with family or friends or mobile homes. Although many of these seasonal/temporary residents utilize the area beaches and state forestlands, they also are showing an increasing demand for day-use of the City and County recreational facilities. The winter season is also becoming increasingly popular with temporary residents utilizing ski slopes, ski trails and snowmobile trails in the county. The Gaylord area is promoted as the Golf Mecca, the heart of America's summer golf capital. Several new championship golf courses have recently been built with more slated for construction in 1990. In 1989, 200,000 rounds of golf were played compared to 145,903 in 1987. The total golf impact on the area economy is $112,500,000**· The recent impact of golfing in the area has been phenominal. Table 3 provides a breakdown of population by age groups within Otsego County. The percentage of total population is given to show the relative importance to the total population. * Figure derived from Clean Water Program Interim Outputs, NEMCOG 1977 ** Gaylord Area Convention and Tourism Bureau 20 �The 5-14 age group was the largest in 1970 and 1980, in both relative and in absolute terms. The relative increase of the 15-24 age group in 1980 is partly from the aging of the 5-14 age group of 1970. Relative increases were noted in the 25-34 and 35-44 age group as well. Much of the increase of these age groups was from migration into the county. Additionally, important increases occurred in the 65 and over category. The importance of a large 5-14, 15-24 and 65 and over age group concerning recreation must be recognized. The 5-14 and 15-24 age groups are most likely to require and utilize recreational provisions. Also, the 65 and over age group is composed of retirees frequently with considerable leisure time which creates a need for recreational opportunities for senior citizens. A major component of population change, in addition to births and deaths, is migration in and out of a community. Net migration is determined by subtracting deaths from births and comparing this sum to population change recorded by the Census. With a population increase from 1970-1980 of 4,571 (14,993 10,422) we want to know how much was natural increase and how much was from migration. During this period there was 1,140 more births than deaths, thus the natural increase•. Therefore, the remainder of the increase, 3,431 people migrated to the county from 1970-1980. This means that 75% of the population increase from 1970-1980 was from migration into the county. Population projections for the county are based on current trends. Department of Management and Budget (DMB) estimates for 1983 for the county placed the population at 15,283 and projects the 1990 population to be 18,569. The DMB projects the 1995 Otsego County population to be 21,586 and the 2000 population to be at 24,792. * Source: Office of Revenue and Tax Analysis, Michigan Department of Management and Budget 21 �TABLE 3A POPULATION BY AGE GROUP CITY OF GAYLORD* AGE GROUP o - POPULATION COUNT 5 Years of Age 198 189 276 327 223 197 167 154 162 153 147 167 121 131 127 272 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+ Total City Population 3,011 Female Population 1,686 Male Population 1,325 .. TABLE 4 POPULATION PROJECTIONS OTSEGO COUNTY Year Population 1970 1980 1990 2000 * Source: 10,422 14,993 18,569 24,792 Migration 3,431 2,305 4,509 Total Increase 4,571 3,576 6,223 % of Total Increases from Migration 75% 64.5% 72.5% GENERAL POPULATION CHARACTERISTICS, 1980 United States Census Bureau, Page 276 22 �ECONOMIC ACTIVITY The unemployment rate for 1989 for Otsego County was 7.2 percent, an increase of .4 percent from 1988. The Gaylord Labor Market Area has had the lowest unemployment rates in northeast Michigan for the past several years. The average unemployment rate for the eight counties of northeast Michigan was 10.9 percent in 1988 and 10.6 percent in 1989. Non-manufacturing jobs accounted for 72.4 percent of total employment in Otsego County in 1989. The service industries combined with retail trade are responsible for 82.2 percent of the non-manufacturing jobs. With the addition of retail construction this trend appears to be increasing. City and County Employers The following is a list of the major employers (over 50 employees) in Otsego County: Carter's Gaylord 65 employees Elias Brothers Gaylord 65 employees Gaylord comm. Schools Gaylord 250 employees Gaylord Opportunity Gaylord 85 employees Georgia Pacific Gaylord 275 employees Glen's Market Gaylord 160 employees GTE North Gaylord 75 employees Old Kent Bank Gaylord & Branches 75 employees Higgins Industry Vanderbilt 75 employees Holiday Inn Gaylord 65 employees K-Byte Co. Gaylord 250 employees Mark One Automation Gaylord 75 employees Mayfair Plastics Gaylord 50 employees McDonald's Gaylord 60 employees 23 �Otsego Mem. Hospital Gaylord 250 employees Otsego Ski Club Gaylord 100 employees Provincial House Gaylord 100 employees Standard Products Co. Gaylord 340 employees Otsego Co. Courthouse Gaylord 80 employees Sugar Bowl Gaylord 50 employees Van Products Vanderbilt 75 employees The list below gives the smaller employers in the City & county: Alpine Molding, Inc. Plastic Products Bozzer Brothers Construction Machinery Central Printing Corp. Publishing, advertising 16 employees E-Z Lift, Inc. Door Manufacturing 14 employees Jobbers Warehouse Wholesale Auto Parts 16 employees Michigan Hardwoods Pallets, Skids, Wood 3 employees Norandex Sales Co. Metal Doors, Siding 5 employees North Central Steel & Fabricators Steel Warehousing 3 employees Otsego Log Cabin Co. Bldg. & Components 16 employees Peet Packing Co. Meat Packing Plant 12 employees Roberts Boring & Mfg. Fabricating, Mach. Shop 50 employees 24 18 employees 4 employees �The preceding list of Basic Employers in Otsego County show the diversity of the numbers of employer's and the different types of produots, manufacturing and services offered in the Gaylord and Otsego County. Because there are no profiles and civilian labor estimates available are done by using the base employment for the County of 7850 and estimating the different types of jobs. Seasonal employment for the summer months are estima~ed to increase an additional 15 to 20 percent. The civilian labor force in the City is estimated as follows: 2,100 people Labor Force 1,900 people Employment Estimated Unemployment 300 people (With a rate of 14.3%) * * Source is Michigan Employment Security Commission 25 �UTILITIES The county's utility system includes the private suppliers of electric, natural gas, telephone and cable television services along with the publicly owned and operated Crawford-Otsego landfill and Gaylord water and sewer systems. These suppliers (with the exception of the Gaylord systems) are faced with the task of providing services to a relatively low density, dispersed population. The most widely distributed service is electricity, provided by Consumers Power and Top-a-Michigan Rural Electric. Electrical service has expanded rapidly over the past 10 years and there is a general feeling that requirements could double by the year 2000. At the present time, there are no problems envisioned in regard to expanding service to new users and meeting future demands. Natural gas is provided to portions of the county by the Michigan Consolidated Gas Company. Gas is supplied by a pipeline which generally follows Interstate 75, providing service to the Waters, Gaylord and Vanderbilt area. Expanded service would be possible to developed locations near the existing service area, but the cost of extending lines makes service beyond this area unlikely. Bottled gas, provided by private suppliers, is widely used for heating and cooking in portions of the county located away from the natural gas line. Gaylord's water and sewer system currently serves the City of Gaylord as well as developed areas immediately adjacent to the city. The water system has been expanding at approximately 15% per year with current average daily usage at 550,000 gallons. The existing collection system could adequately meet increased needs, the water distribution system has been expanded and improved to meet the increase in demand. It is expected that most new service required in Gaylord will be for commercial uses, with little room for residential expansion in the city. The city's wastewater treatment facility currently handles 480,000 gallons of sewage per day, with a capacity of 850,000 gallons. This system was constructed in 1988 and should have a useful life of 20 years. In January 1986, the City of Gaylord was awarded an Environmental Protection Agency (EPA) Grant for 3.5 million dollars for construction of a new wastewater treatment facility. A Federal Housing Administration (FHA) loan of 3.4 million dollars was secured by the City of Gaylord for the balance of the total cost of the project. An existing odor problem was eliminated completely with the new treatment facility. The remainder of the county is served by individual wells and septic tanks. In recent years, approximately four to five hundred permits for wells and septic systems have been issued each year. In most portions of the county there are few 26 �problems associated with those systems. In the Johannesburg area heavy clay soils often require extensive digging before an adequate disposal area can be established and this could limit residential expansion. The areas around many of the county's major lakes and along Old 27 south of Gaylord have been extensively developed, often creating problems in maintaining proper levels of water quality. Careful consideration must be given to protecting the county's water resources from the effects of residential, commercial and industrial development. Adequate drain fields and proper maintenance of septic systems are important elements in safeguarding water quality and should be closely monitored. New developments should include provisions for nandling household waste efficiently and adequately. Continued growth should not be stifled by environmental restrictions but must be located and designed so as to best fit in with the character of the county while having a minimal impact on the area's resources. 27 --- - - - -- - - - �II. RECREATIONAL INVENTORY • Recreation activities are a key factor in establishing the character of the City and County. As stated earlier, state forest land accounts for over 90,000 acres within the county, or 27% of the total land surface. These lands are located primarily in the northeast and southeast sections of the county, along the southern border and west of Otsego Lake. There are seven state forest campgrounds, providing over 150 campsites, located within the county. Hiking, cross-country skiing, boating, canoeing and fishing are other primary public uses of the county's state forest lands. The county's water resources also play an important role in recreation activity. Public facilities on the lakes include the Otsego Lake State and County Parks. The state park is located along the southeast lake shore and includes over 200 campsites on 62 acres with easy access to Otsego Lake for boating and fishing. The county park, on the lake's northwest shore, provides facilities for picnicking, boating and extensive day use, and camping. Many other smaller lakes are located throughout the county, especially through the southern sections. These are used both during the summer months (for boating, skiing, or fishing) and, less intensely, during the winter months (for skating, cross-country skiing or ice fishing). In addition to the lakes, Otsego County has an extensive system of rivers and wetlands. The Sturgeon, Pigeon and Black Rivers all originate in the central portion of the county, while the north and middle branches of the AuSable flow through the southern sections of the county. These rivers offer many opportunities for fishing and canoeing. As with the County's lakes, property along these rivers is valuable for residential purposes. Currently there are no special guidelines for protecting the county's water resources from misuse or over development. This should be an important element in efforts to maintain the character of the area. Other facilities located throughout the county provide a wide range of recreation opportunities. There are some public recreation facilities that are currently lacking within the county, however. There is no public indoor swimming facility, for instance, and no community auditorium. It might be possible to combine these facilities at one central location with additional space for public recreation such as tennis, racquetball or meeting rooms. A facility of this nature could serve a wide range of purposes for all county residents. 28 �In addition to a centralized activity site, recreational opportunities could be increased by developing several smaller, less intensive ~ites throughout the county. These could offer opportunities for hiking, cross-country skiing and nature study and could be developed to complement the current distribution of parks and play fields. In addition to public facilities available for recreational use, the county has a wide range of privately operated facilities including ten golf courses, two downhill ski areas, swimming pools, riding stables and campgrounds. These facilities are generally located near Gaylord and either M-32 and Old 27 and serve local residents along with seasonal residents and visitors. ~ Beyond private and public facilities for recreation, considerable activity takes place on private, individually owned property. Snowmobiling, hunting and cross-country skiing are seasonal activities that are popular throughout northern Michigan, both for people living in the area and for those traveling from southern Michigan or the Midwest and Canada. 29 �RECREATION PARKS AND FACILITIES BAGLEY TOWNSHIP Name Facilities Available ownership Otsego Lake County Park 27 acre park with 500' sand beach; 40 campsites; pavilion, boat launch, playground, picnic tables, park store County Dixon Lake Public Fishing Site Boat launch fishing, swimming Township Pleasant View Public Access Site Otsego Lake used for swimming Township Otsego Co. Airport Two Softball diamonds Township KOA Kampground 130 camping sites; swimming pool, store, playground, movies, miniature golf, hiking and bike trails, laundry, restroom and showers, playground Private Northland Sportsman's Club Skeet shooting, archery range, rifle range, and meeting hall Private Norden Hem cottages; cross-country ski trails; horseback riding Private Ray MacMullen Memorial Park Five acre park donated to little league; baseball fields, picnic tables Michaywe' 18 hole public golf course, downhill ski area with nine slopes; seven miles of cross country ski trails; travel trailer resort with sixty densely wooded acres for camping; store, playground laundry, ice, showers, movies, planned activities, miniature golf, bike rental, open year-round Private Fireside Softball diamonds Two softball diamonds Private Dr. Roberts. Libke Memorial Fields Three softball fields County 30 �Approximately seven miles of riding and bike trails; cross country skiing trail in southeastern part of the township State Riding & Hiking Trail Horseback riding; hiking, crosscountry skiing (part of county trail) approximately 14 miles in township State Big Bear Lake Public fishing site and camP,ground including cottages State West Twin Lake Public fishing site State JohannesburgLewiston High School Baseball/softball field, football field, tennis courts, basketball court, ice rink, play equipment, track state Big Lake Public Fishing Site State Emerald Lake Public Fishing Site State Big Bass Lake Public Fishing Site State Lower Chub Lake Public Fishing Site and Campground State Riding and Hiking Trail Approximately nine mile trail of hiking, riding and crosscountry skiing State Pigeon River Forest Campgrounds campsites in densely wooded scenic area, fishing State Pickerel Lake Trout, bass and panfishing; camping, swimming, trout fishing, camping, picnic tables State Pigeon Bridge Forest Campgrounds Trout fishing, camping picnic tables State Public Fishing Sites on the sturgeon River at Vanderbilt Road and the Sturgeon Valley Road and other locations; on the Black River near Black River Road State Riding and Hiking Trails CHARLTON TOWNSHIP CHESTER TOWNSHIP CORWITH TOWNSHIP 31 �. J Round Lake campground and fishing area; swimming state Pigeon River State Forest Scenic, densely wooded area with numerous state campgrounds, lakes, rivers, public fishing areas; including several miles of hiking or cross-country ski trails, has the only elk herd east of the Mississippi River State Ski resort with 12 downhill slopes and cross-country ski trails; hotel and lodge accommodations, golf course currently under construction Private DOVER TOWNSHIP Sylvan Resort ELMIRA TOWNSHIP Gaylord Country Club Privately owned club with 18 hole golf course Private Elmira Elementary School Gymnasium, two softball diamonds, playground Gaylord Community School Gaylord Schools' Plantation 80 forested acres owned by Gaylord School District, forestry studies, hiking trails Gaylord Community School Wilderness Valley 18 hole public golf course; cross-country skiing Private Lake Manuka Public campground and fishing sites State Public Fishing Sites Located on the Manistee Rivers in the extreme southwest part of the township State Frank H. Wilkinson Roadside Park Seven wooded acres with stream; 10 picnic tables located on US 27 State Five Lakes Study Area Owned by the Gaylord School District; 20 acres with biological center, hiking trails Gaylord Community Schools HAYES TOWNSHIP LIVINGSTON TOWNSHIP 32 �Otsego County Fairgrounds Five exhibit barns, race track, horse barns, mid-way booths, grandstand County Alpine Center 10 kilometers (6.2 miles) of cross-country skiing County Hidden Valley (Otsego Ski Club) Membership only - 13 downhill ski slopes, 8 miles of crosscountry ski trails, 18 hole public golf course Private OTSEGO LAKE TOWNSHIP Michaywe' Hills Golf Course Located partially in Bagley Twp. Otsego Lake State Park 62 acre park with 203 campsites, 1000' sand beach, boat access State Arbutus Beach Private (residents) beach on Otsego Lake Private Hear Lake Public Fishing Site State Big Bradford Lake New camping sites presently under construction Public Fishing Site Private State Lake Marjory camping, public fishing site State Riding and Hiking Trail Approximately 8.5 miles of state-owned trail for riding, hiking and cross-country skiing State Edna Schotte Memorial Park Pavilion, picnic tables, playground, hiking trails, restrooms, grills, fountain ~ . . Private Township VILLAGE OF VANDERBILT Vanderbilt Memorial Park Two tennis courts, playground equipment, six picnic tables Village Vanderbilt School Indoor basketball court, baseball diamond, football field, hiking trails, forestry study area, picnic area. Vanderbilt Schools 33 �CITY OF GAYLORD (See Figure 8) 1 Alten Zimmer Senior Citizens meeting place, square dancing, recreational activities, Housing units - subsidized 2 Aspen Park Natural area, three picnic tables, two tennis courts, hiking, crosscountry ski trails, wildlife pond City 3 Freel Park Picnic tables, grills and pavilion City 4 Gaylord Bowling Center Bowling, three softball diamonds, horseshoes Private 5 Gaylord Community Center Area 6 Gaylord High School Basketball court (indoor); baseball diamond, football field, track 7 George Dumas Park Playground equipment, eight picnic tables City 8 Hale Park Picnic tables and benches City 9 Hockey Arena Outdoor ice rink for hockey, maintained by Hockey Association City & Private 10 Monseigneur Kaminski Park Little League Field - St. Mary's Private 11 North Ohio Elementary Playground, gymnasium, two softball diamonds 12 Otsego Health Club Membership only, six racketball courts, weightlifting, exercise courses, racquetball, walleyball, pool, two tennis courts 13 South Maple Elementary Playground and gymnasium 14 st. Mary's School Indoor basketball court, baseball diamond, football field, playground equipment 15 City Property Numerous Soccer Fields Indoor and outdoor facilities; tennis, skating rink, pool tables, ping-pong, etc. 34 Ot. County Council on Aging City Of Gaylord & Otsego County Gaylord Community Schools Gaylord Comm. Schools Private Gaylord Community Schools Private Gaylord Soccer Assoc. �CITY RECREATIONAL PARKS ANO FACILITIES: The City of Gaylord has four (4) parks within the City limits; Aspen Park, Ooumas Park, Freel Park and Hale Park. The City also has the land area surrounding Otsego County Community Center and property located near Fairview Cemetery. With the exception of Aspen Park, which contains 58.22 acres, the remaining City parks range in size from less than a regulation City lot to several City lots. The smallest of the parks is Hale Park, located along Business Loop 27, consisting of some trees, a picnic area and park benches. This park is viewed mostly for it's ascetics value. Ooumas Park, ldcated at the intersection of Fourth Street and South Maple Street, is used by a large number of residents of the City, County and tourist alike. This park provides picnic tables, playground equipment, and is moderately wooded. Freel park, located between Huron and Mitchell Street, is an open area providing both picnic areas and additional playground equipment. With the recent addition of the new playground equipment located at Freel Park, use has been increased significantly. Aspen park, consisting of 58.22 acres, is the most recent addition to the City Park system. As a contingent upon purchase of the property for this park, the City had to install two (2) tennis courts and name the park "Aspen Park". This 100 acres was initially purchased in 1986 for two reasons. These being the natural beauty of the area and the City wastewater fac i lity needing an additional 30 acres as a spare drain field. In 1987, the City did install the two required tennis courts to meet the deed restriction on the property. In 1988, the City Planning Commission was given the task of devising a Recreational Plan for the park. After much discussion and study, the Planning Commission asked and received help from the Soil Conservation Staff located at the Alpine Center and Gaylord Public School System. Initially, the Soil Conservation Staff did a complete inventory of the trees and other physical characteristics of the park and provided a significant findings of fact to the City Planning Commission. Many of the items in the city Recreation Plan have been further developed from this Soil Conservation study. It has been agreed upon by the City Planning Commission and the Gaylord City Council to keep the park as natural as possible. During the summer of 1989, the Michigan Youth Corp was employed by the Soil Conservation District to establish new walkways, clean up old fencing and provide other work as dictated by the Soil Conservation Staff. 35 �The Community Center land area, owned by the City, consists of some very minor playground equipment, two tennis courts that were constructed several years ago, and an outdoor basketball court. This area is used during the winter for a skating rink area. There is also a shuffle board located on the Community Center property that has not been utilized in the past several years. The Otsego County Community Center located on this parcel of property has been recently renovated by County-wide tax milage voted for this purpose. Included within this facility is a new indoor basketball court, ping-pong and other games as such. The area located across from Fairview Cemetery and directly north of the North Ohio School has been utilized for several recreational needs in the past. The current use includes an unsheltered hockey arena operated by the Otsego County Hockey Association. The area has also been used for BMX bikes, baseball and soccer. 36 �RECREATION PROGRAMS PROGRAM SPONSORS PROGRAM NAME Adult Education Gaylord Community Schools Alpenfest Chamber of Commerce Bingo Elks, Eagles, Knights of Columbus, st. Mary's Cathedral Boating Safety Sheriff's Dept. Church Slow Pitch Softball Church League ~ssoc. & Parks & Recreation Community Band Community Education Gaylord Community Schools Cross Country Ski Lessons Wilderness Valley Down-Hill Ski Lessons Sylvan Resort and Michaywe Historical Society 4-H Program Cooperative Extension Horse Programs 4-H Hunter Safety Sheriff's Dept. & Sportsman Club July 4th Festivities Johannesburg, Vanderbilt, Otsego Lake Association Little League Baseball, Senior Div. League Minors League Little League Organization Mark Mellon Memorial Triathlon - Summer Alpine Striders Medallion Snowmobile Marathon (Winterfest) Chamber of Commerce Model Airplane Program Unsponsored Oktoberfest Chamber of Commerce 37 �Otsego Health Club: Aerobics, swimming, gymnastics, Jr. Racketball program, Racketball League, Wallyball Leagues Private Otsego Lake Fishing Contest Northland Sportman's Club Senior Citizens Council of Aging Slow Pitch Softball Slow Pitch Assoc. & Parks & Recreation Soccer Alpine Youth Soccer Association Square Dancing Council of Aging Starker-Mann Biathlon Chamber of Commerce swimming Classes Red Cross Winterfest Chamber of Commerce Ice Skating Lessons City of Gaylord 38 �CITY COUNCIL Ernest Grocock, Mayor Patrick Mankowski William E. Thall Luke E. Noss Eugene Niedzwiecki Scott Dunn Tom Nelson -· CITY PLANNING COMMISSION Sandra (Toni) Brown, Chairperson Gerald Campbell Norm Brecheisen Kellie Galer Leona (Sam) Titus Maude Gilmore Douglas Squires Steve Swan Terra Deming 39 �III. ADMINISTRATION The City of Gaylord is organized under the "Council Manager Plan". Both operating and staff departments are under the control and direction of an appointed manager. The City Manager is ultimately responsible for ensuring recreation policy of the City Council is carried out. The City Planning Commission serves in an advisory capacity ' to the City Council. The function of the Planning Commission includes, but is not limited to, all of the following functions: Planning - to provide a systematic means of planning the location, acquisition, development, and maintenance of a system of parks, recreation and ·open space areas, facilities and activities within the City. Definite criteria for inclusion shall be adopted and revised periodically to keep pace with changing demands and habit use patterns. Development - to provide those activities and facilities commensurate with the needs of the people. All development should be carefully planned and be of a durable nature to minimize maintenance. Funding - to explore and utilize every means of financing that is available to the Commission including federal and state matching fund programs, general obl.i gation bonds, general funds, fees and charges, if justified, and gifts and donations. General Administration - to employ qualified and competent personnel to achieve the above functions of the park systems, and to maintain and establish the necessary procedures for maintaining an accurate accounting of all funds utilized by the Commission. The City Manager recommends and the City Council approves the annual budget for the Parks and Recreation Department. The current budget for 1990-1991 is provided following this section. Operation - to provide the necessary personnel to operate the parks as effectively and efficiently as feasible. Adequate supervision should be provided at all areas to protect the facilities and to insure the equal opportunity for enjoyment of all users. Maintenance - all parks and facilities will be maintained in a clean, neat, sanitary and orderly manner, to protect the public health, safety and enjoyment of its users. 40 �Programming of the facilities is handled through the annual operating budget which groups the Recreation Department as a "General Fund" item. An important distinction to be made is that the Parks ~nd Recreation Department function is not confined to a user-charge, self sustaining mode, but are provided on a City wide basis, and to outside residents at no charge. The City of Gaylord is the only City in Otsego County. Serving as the County seat it is essential the City and County work in close harmony. The County employs a full-time recreation director. The careful utilization of funds dictate this director utilize both City and County facilities. This arrangement has worked very well and will continue as long as this utilization is succesful. The Planning Commission makes their recommendations for recreation planning directly to the City Council. The Planning Commission initiates input from the citizens of Gaylord whether it be through formal public hearings, notice through the local media, which generates informal input, and task groups consisting of planning members, school officials, soil conservation experts and Gaylord citizens. Through formal approval the City Council adopts recommendations of the Planning Commission for recreational policy. By adopting the annual budget the City Council approves the administration of the recreation plan. To approve the annual budget a public hearing must be held which allows citizens an additional opportunity for input of recreation administration and policy. The City Manager is responsible for the parks and recreation administration once the annual budget is adopted. All operations and maintenance must be carried out as the adopted budget dictates. The public works foreman coordinates City Public Works employees and volunteer efforts to ensure all maintenance in the park system is completed systematically. Part-time employees are hired for specific needs such as the ice skating program and supplemental maintenance as dictated by the City Manager. METHODS OF MAINTENANCE AND RECREATION BUDGET All maintenance and capital expenditures are funded by City General Tax money. The budget is allocated from the operating levy of the City of Gaylord annually. The amount of the annual City Budget for parks and recreation varies depending on projected capital purchases, such as land or new playground equipment. Other funding sources are service clubs and private donations from the area. 41 �CITY OF GAYLORD RECREATION PLANNING PROCESS AND ADMINISTRATIVE STRUCT~E Voting Ctt lzens I I -'- Mayor City Council Members ~ I I _I_ Annual Budget I I --------------'---------------I I I I _,_ _I_ City of Gaylord Planning/ Park Recreation Conmission +' r-' Ul City Manager/ Director of Parks and Recreation I I -'- Park Factl lty/ Maintenance I I _,_ t-tj H ::u M w . Public Works Department C) c-: Volunteers I I ________ ,________ I I I I Ful 1 Ttme Staff Part Tlme Staff -'- -'- �PARKS & RECREATION BUDGET 89-90 BUDGET 90-91 90-91 REQUESTED APPROVED EXPENDITURES Salaries & Wages Fringe Benefits $ 5,000 0 $ 5,500 2,200 $ 5,500 2,200 Supplies 2,000 2,200 2,200 Materials 3,000 3,000 8,000 Contractual Services 1,000 5,000 0 0 0 0 1,000 0 1,000 Electric 200 200 200 Heat 100 0 0 4,000 4,000 4,000 0 0 0 Telephone Expense Contractual Service Equipment Rental Land Purchase TOTAL $15,300 $ 22,100 $ 22,100 REVENUES General Fund $ 22.100 42 �IV. DEFICIENCIES AND NEEDS • conducted in January 1984 by the City of Gaylord A survey was and asked several questions pertaining to recreation as part of a much longer survey. The 1984 City survey (January 1984) was delivered to each household in the City of Gaylord. It offered residents an opportunity to "vote" on their preference as to several options of recreational activities or to write in other recreational facilities/activities that they preferred. As obtained from the results, residents of Gaylord were mostly in favor of bicycle paths, a city-owned swimming pool and an activity center for teenagers and young adults. By contrast, residents also indicated that they were most opposed to additional baseball diamonds and a city-owned swimming pool. Residents were also given the opportunity to write in a recreational activity of their choice that they think the City ought to provide. Although there was a wide range of answers, the most common answers were for an ice skating rink and for tennis courts. Some people were in favor of tennis courts in summer that could be converted to an ice skating rink in winter. The survey of 1984 conducted by the City of Gaylord had several questions dealing with recreation. The preference for an activity center, a city-owned swimming pool (the survey did not specify indoor or outdoor), and bicycle paths were indicated to also be used for hiking and cross-country skiing. Residents were most opposed to additional baseball diamonds and lighting of a second baseball diamond. Secondly, residents were opposed to a city-owned swimming pool. Thus, residents are divided on the issue of a swimming pool owned by the city. 43 �V. LONG RANGE GOALS The role of the city of Gaylord is to acquire, develop and maintain parks, recreation areas and open spaces. In addition, Gaylord should plan and coordinate local neighborhood and community facilities with cooperation of the County and Schools. Cooperation with the state and federal planring and coordinative activities is a necessity. Coordination with the Gaylord Community Schools has included adoption of a park-school concept of a park site adjacent to the schools. Furthermore, Gaylord shall encourage ciose coordination with local and county intermediate school districts responsible for special education programs to extend their programs to include leisure non-school activities and facilities for handicapped students and their families. The responsibility of administering the City Parks and Recreation Program shall be that of the City administration. The Planning Commission shall keep the City Council informed of its programs, policies, procedures and objectives. In addition, the goals of the City are: - To provide recreational facilities that are accessible to all residents. - To provide recreation sites which will accommodate a variety of activities for diverse interests as well as diverse incomes. - To provide park sites which will accommodate daily use. - To provide a large enough facility so that residents and tourists alike can be accommodated. - To maintain communication between the Planning Commission and the city Council. - To maintain orderly economic/industrial growth so that it is not detrimental to the natural environment of the City and surrounding townships. 44 �I. I i. I 44a FIGURE 3 �VI. SHORT TERM OBJECTIVES Five Year Plan ASPEN PARK 1991 Asphalt road to eliminate severe erosion problems and provide easier access to picnic areas. $25,000 (2,000 Local) (23,000 Grants) 1990 Erosion control and landscaping provided around newly constructed tennis courts. $5,000 (1,000 Local) (4,000 Grants) 19901991 Walkways cleared for foot path only (especially through hemlock area). $2,000 (2,000 Local) PLANTATIONS: 19901991 Establish interpretive area showcasing managed and unmanaged stands, thin every third row and prune to 17 feet to illustrate wise forest management on a few acres, this project coordinated with local school system. $2,000 (2,000 Local) MIXED HARDWOOD STANDS: 19911992 Trees, shrubs and groundcovers identified along trails. Highlight signs of wildlife (beaver cuts, wildlife dens, woodpecker holes, etc.) $1,000 (1,000 Local) OPEN FIELDS: 19901991 Encourage deer and small animals by creating food plots or mowing grass once per year. At northeast opening, plant windbreak of shrubs and conifers for cover. $1,000 (1,000 Local) 1990 Prune trees in existing pathways to accommodate bicycle paths, cross-country skiing and hiking trails. $16,000 $1,000 Local) $15,000 Grants) 1993 Improve parking area for picnic area and tennis area. $2,000 (2,000 Local) 1990 Erect gates to limit access. $2,000 (2,000 Local) 45 �----- \ - · - PtitYK Bo1,n1olr~ --fwo1r'1cK ~M --#ik.i~ 1rttil 45a L _____.: .; FIGURE 4 �1992 Construct erosion control barriers on two-track going through plantation down to pond area. $1,250 (1,250 Local} 1990 Signs installed notating park name and park rules. $1,500 (1,500 Local) 1990 Mark all corner survey points to better illustrate property boundary lines. 19901995 Purchase property to boundary line to include all of Scott's pond and along boundary to further preserve natural beauty of the area.. -. Donation $300,000 (225,000 Grants) (75,000 Local) DOUMAS PARK 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) 19901991 Landscape new playground equipment. $500 (500 Local) 19901991 Reseed grass. $250 (250 Local) 19901995 Purchase additional playground equipment. (Toddler) $12,000 (2,000 Local} (10,000 Grants) 1991 Replace drinking fountain. $450 (450 Local) 19941995 Pave parking lot. (Correct erosion problem) $10.000 (2,000 Local) (8,000 Grants) 46 ��FREEL PARK 19921993 Purchase more playground equipment to be placed at south end of the park. (Toddler) $15,000 (2,000 Local) (13,000 Grants) 19901995 Continue to landscape entire area. $2,500 (2,500 Local) 1992 Additional picnic tables. (Utilizing recycled plastic) $2,000 (500 Local) (1,000 Grants) (500 Donations) HALE PARK 19911992 Replace park benches and picnic tables using table and benches manufactured from recycled products. $3,000 (3,000 Local) 1991 Continue to landscape. $750 (750 Local) 1992 Drinking fountain. $500 (500 Local) 47 �fral ~vk. �47b �The staff would like to extend our "thanks" to the following for their help in compiling the Recreation Plan. citizens of Gaylord City Council City Planning Commission Gaylord Community Schools Michigan Employment Security Commission Northeast Michigan Council of Governments Otsego County Parks and Recreation Otsego County Planning Commission Otsego County Soil Conservation District 48 � 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 Gaylord_Recreation-Plan_1990 Creator An entity primarily responsible for making the resource City of Gaylord Planning Commission, City of Gaylord, Otsego County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-14 Title A name given to the resource City of Gaylord 1990/1995 Recreation Plan Description An account of the resource The City of Gaylord 1990/1995 Recreation Plan was prepared by the City of Gaylord Planning Commission and was adopted on June 14, 1990. Subject The topic of the resource Recreation--planning Gaylord (Mich.) Otsego 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/3ca509aa34c346ed3643352542032e8b.pdf b1e120f3f361ac2f32e34ed672f93a71 PDF Text Text - �I II I I I I II I I I I I I I I I I I I A Preliminary Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal Grant from the Urban Renewal Administration of the Housing and Home Finance Agency under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, ~s amended, administered by the Michigan Department of Economic Expansion. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri September, 1965 �I I I I I I I I I I I I I I I I I I I HARLAND BARTHOLOMEW AND ASSOCIATES PLANNERS. ENGINEERS· LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING Ill NORTH FOURTH STREET SAINT LOUIS 2. MISSOURI CAa.Pl!LD 1·1107 CAILE ADDl!S! , HAR.PLAN September, 1965 City Planning Commission Gaylord, Michigan Gentlemen: We are pleased to submit the following Preliminary Report on the Comprehensive Plan for the City of Gaylord. As this is a preliminary report, it should be carefully reviewed by the Commission, the City Council and other city officials. The report includes a review of existing conditions for all planning phases and sets forth preliminary plans and projections for the economy, population, land use, thoroughfares, business district and community facilities. Regulatory measures are discussed in this report and the recommended text for zoning and subdivision regulations are contained as appendices. The utilities studies and capital improvement program will be presented in a separate report following review of the plans in this report. We wish to gratefully acknowledge the cooperation and assistance we have received during the preparation of this report. Respectfully submitted, ::;;;;:~~J:::1 Malcolm C. Drummond Associate Partner ST. LOUIS ATLANTA MEMPHIS '-..._,_ WASHINGTON �I I I I I I I I I I I I I I I •~ TABLE OF CONTENTS INTRODUCTION. . 1 • • . . . . • • • • . CHARACTERISTICS OF THE COMMUNITY • • Historical Background. . . . Geographic Location. . Economic Background. . . .. LAND USE PLAN . • Existing Land Use Pattern Dwelling Unit Distribution • • Future Land Use Needs •• Land Use Plan • . • • • • . . . . . . . . . . .. . . .. .. .. .. .. . . . . . . . • . • . • • • • • . . . 11 . 11 . . . . . 15 . . . . . . . • • • . • • . . .• . THOROUGHFARE PLAN. . . . . . Present Street System •• . . . Traffic Patterns • • • • . • • . Proposed Thoroughfare Plan • . • • • . . . • . . . . . . • . . . . . . .. . . • • 3 3 5 5 • . 15 . . 16 . . . . 21 . 21 . 23 • 24 THE CENTRAL BUSINESS DISTRICT • • • • . ,.. • . 27 Land Use Pattern • . • • • • • . • • • • • • • • • 27 Street Pattern . • • • • . • • • • • • • • • . • • 28 Parking Facilities • • • • • • • • • • • • • • • • 29 Development Plan for the Business District, .33 • • 37 .37 .40 COMMUNITY FACILITIES . • • • • • • • . • Existing Community Facilities Community Facilities Plan • • • • REGULATORY MEASURES . • • • • • • • • • • • • • • 45 Zoning Regulations. . • • • • • . • • . • • 45 Subdivision Regulations . • • • • • • • • • • • . 50 PLANNING IMPLEMENTATION . • Administration of the Plan • • • • Immediate Objectives for Planning City Council Program . • • • . . . Public Understanding and Support. • • .. . . . . . . . • • . 53 . . . 53 Implementation.54 • • • • . • . . 55 • • • • • • • • 56 APPENDIX A - PROPOSED ZONING ORDINANCE APPENDIX B - PROPOSED SUBDIVISION REGULATIONS �I I I I I I I I I I I I I I I I I I I INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 Land Use - 1965. . . • . • • . • • • • . . . • • Distribution of Dwelling Units - 1965 and 1985 Land Use Plan - 1985 . . • • • • • • • Zoning District Map. • • • • . . . • • • . • Traffic Flow - 1965. . . • • • • • • • • Major Street Plan . . • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan . • • . • • • • • . • Community Facilities Plan. . • • • • • • • • 11 15 16 48 23 25 25 33 40 INDEX TO TABLES Table 1 2 3 4 5 6 7 8 Economic Characteristics • • • • • • . . • • • • Population Trends and Projections. • . • • • Existing Land Use in Gaylord. • •••••. Land Use and Population Ratios. • ••••• Future Land Use Requirements. • • • • • • Existing Major Street Data • . • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities . . • 4 8 12 14 19 22 30 43 �II I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing .· community in the center of a rapidly developing area. Increased trade ·activity and industrial development. are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates consi-derable development in the surrounding areas represented by continuous development .of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �- 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments . such as the use of land, construction of buildings, division of land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by .the land use plan. These plans and regulations are the basic components of the Comprehensive Plan. �• •I 'I I I I I I I I I I I I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical ~ackgr6und Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost from the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years, employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Sagin~w, a . hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passenger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3~' started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the O. W. Rowley Company was established in the area. �I I I I I I I I I - 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan Retail Trade - 1963 - Gaylord Establishments • • • • • • • • • • • 76 (62 with payroll) Retail Sales~ • • • • • • • • • • • • • • • • $10,587,000 Payroll • • • • • • • • • • • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord _ Establishments • • • • • • • • • • • 46 (22 with payroll) • • • • • • • • • • • $819,000 Sales • • • • • • • • • • • • • • • • • • $164,000 Payroll • • • • • • • • Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • . • • • • • -. -• • • • 23 Sales • • • • • • • • • • • • • • • • • • $9,600,000 Payro 11 • • • • • • • • • • • • • • • • • • •. • . $412, 000 Manufacturing - 1958 - . Otsego County Establishments • • • • • • • • • • • • • Value Added by Manufacturing • • • • .. .. •. . . . . 18 $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • • • • • • • 69,000 acres Number of Farms • • • • • • • • • • • • • • • • • • • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • . . . . . . .. . . . . . . 212 Construction. .• • • • • • • • • • • • • • • • • • • .184 Manufacturing • • • • •. • • • • • • • • • -• • • • • • 579 Transportation, Communications and Utilities • • • • • 75 Wholesale and Retail Trade. • • • • • • • • • .• • • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 · Public Administration • • • • • • • • • • • • • • • • 156 Business Services and Miscellaneous • • • • • • • ~, .676 2,420 Source: U. S. Census, 1958, 1959 and 1963 I I I I I I I I I I I I I I I I I I I �I I I I I I I r GAYLO~D I I I I I I I I I I I I u.s. INDl,.NA GE ·r~~N E- GKA HIC CITY PLANN ING COMMISS1or..; GAY LOi.D. MICH IG A t,J TH( Pll•AlA10N Qr 11-1!1 MM WA~ IINMIC l-"lLY AJ0(0 lHlOUGH A rtO!l"l GlANl f l OM lH( or Uk&AN llN[WAL A0MINlillATION lli. ~ ING ANO HOM( /INANC( AG(N(l , UNOll IH( Ul· IAN JLANNJ,..G A~\l~lAN(t PlQGlAM ,\UlHOl· IHD IY !MCHQN 701 Of lM( HOU)ING >(1 Of 19~4. A~ AMlNOlO HARLAND BAlTHOLOMEW AND AIIOCIAT!S Cl1Y HAHNllt CIVIL INGIN!!l\, LAN05CM [ AlCH tlE CH SAI NT lOUIS, HP1 1,;01 MIHO U ll �I 'I I I I I I I I I I I I I I I I I - 5 - In recent years, Gaylord has gained distinction as a year~round tourist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, ''Background for Planning" and essentially include~ an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1. Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center selected serv{~es are a vital part of the city's economic base. There were . 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. Although there has been a decrease in the number of farms and land utilized -in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within Otsego County earning $643,000 in farm products sold. In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million. The five major manufactu~ing companies in the County - Standard Products, Higgins Industry, .0. w. Rowley Company, _a nd Gaylord Tool and Gauge have recently been joined by the U. s. Plywood Corporation~ which employs about 200 persons. By comparing this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturipg in Gaylord ' increased by 300 persons to 1950 and increased ari additional 200 persons to 1960. Th.i s is attributable in part to greater manufacturing activity; but probably an . equally important factor has been the growing tourist trade. : While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun-Uy to increase these developments. If Gaylord and Otsego County are to gain new· industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �Ill i i II II i II rl I I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of finished products, and wood-using industries. It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County exper1ence growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may bold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, . the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population bas increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United States population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the County Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �I I I I I I I I I I I I I I I I I I I -:- 8 Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan City of Gaylord Gaylord Urban Area United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) · State of Michigan (1,000) Otsego County Year Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. I I I I I I I I I I I I I I I I I I I I �'I ' 'I 'I I I I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3.5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylo r d urban area by 1985. �I I I I I I I I I I I I I I I I I I I L_ _ __ _ _ _ ~~ ! r-- LAND USE 'Y'• - 19~5 ~ RESIDENTIAL • C3 C.OMMERCl~L SEMI - PUBLIC PUBLIC AN ND RAILROADS INDUSTRIAL A ~ I PLATE 1 �I I I I I I I I I -I I I I I I I I I I - 11 - LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one .another largely determines the character of the community. Proper planning bf these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding area is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. S. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. I I �- 12 Table 3 I EXISTING LAND USE IN GAYLORD - Gaylord,:Michigan Land Use Classification Area in Acres Single-Family . Residential 147 .6 ; Two and Multiple Family Residential Percent of Total Corporate Area _Compared Gaylord Cities * 14. 44 , Percent of Developed Area Compared Gaylord Cities * 17 .10 29.0 34.08 6.1 .60 2.75 1.2 5.48 Commercial 31.2 3.05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 ' 2~50 3.7 4.99 2.1 .21 , 2.55 0.4 5.08 , Parks ' Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 100.00 Developed Area 510.9 Vacant Land 511~1 50.01 49.83 1,022.0 100.00 100.00 Total Area * • • ' 100.0 The average of 28 other cities have a population of less than : 50,000. �I I I I I- I I I I I I I I I I I I I I - 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the go~f course, and city property form a large mass to the south; the sanitarium and hospital occupy large tracts to the north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction. The present population of Gaylord bas developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed area devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �-14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Land Use Classification Vandalia, Illinois Jackson, Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 o. 74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks o.os 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6. 76 ... 4.08 19.56 22.83 18.17 Total Developed Area 16.94 16.69 �I I I I I I I I I • . I. . . •• I . . 1 . VALLEY CLUB . l·. le t~- N01lTM£1\.N !,AN ITO II..IUM f------1 f - - ··· - 7 7 ..• i. • I I I I I I I I I I HIDDEN l • • OTSEGO ._ LJ COUNTY ~ Al R.PO R T • ..ly .- r===~~•µw;mml];ill~~¥• I DISTRIBUTION e HA.LA N D I AlTHOLOW f W AN O A !,!,OCIATU c,, • •, ... 11 111,, u 1•1lou,, (IY!l u,,. nu. ~Ot 19•~ lA•DSCAII ,.,o, ,ucu ,uuouu CITY PL,.NNlNG COMMISSION G,.YlOJ.0 MICHIG~N OF DWELLING UNITS - 19b5 & 1985 • ONE DOT UNITS OR • ONE DOT UNITS OR REPRESENTS FOURTEEN REPRESENTS FOURTEEN FOUR DWELLING PERSONS, 19b5 FOUR DWELLING PERSONS, 1985 PLATE 2 �I I I I I I I I I I I I I I ! ! ! ! I I - 15 Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within th~ community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated i .n and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar . size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using . an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of larid uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �- 16 The acres used · pe._r_~~lOO .- persqii_~ for .. single-family residential purposes will increase slightly to six acres per 100 persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons - for commercial activities will increase to approximately 1. 50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. ·As previously-noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street develop~e._nts and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The inc·r eases shown in the table reflect a trend toward larger floor · areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and withiri the areas iIIlmediately around the corpor·a te limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the ·Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, com~ mercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I I I I I I I I I v==9-r-(I - - - - f ! - - - - = ==-----------········ \ "(,. \.,. > > ::.,::\ ). I . \· ,._DD1Tic:u,i "'l'O c;,01,fl C.OU.I\!!.£ I 1· - USE LAND D D D PLAN - 1985 ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS ~ INDUSTRIAL AND - MAJOR STREETS RAILROADS PLATE 3 �I I I I I I I I I I I I I I I I I I I .:. 17 This plan contemplates the rehabilitation and rebuilding of the central business distiict as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreat _ional activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be·iocated north of Main and east of the railroad tracks. This_ re~idential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyo.nd the planned residential areas of the community. The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average I ! ' I �- 18 - density would be one dwelling unit per acre. Th~ Land Use Plan and the distributi.o n of dwelling units shown _oIJ. Plate 2 provide a density of approximately two to three dwelling units per acre. · This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south of the city would also be highway and touristoriented. Continued use of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would be primarily for service of residential uses. Parks and Open Spaces Al thou.g h Gaylord has a large amount of land dedicated to various open spaces, only . a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreat_ional park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex _is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. · Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I 'I I I I I I I I I I I - 19 - Table 5 FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 0.70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys 10 70 100 30 50 160 190 890 Total (1) 280 Based on a population of 4,700. �_f - 20 place in the large industrial area along the west side of Interstate 75. This area would ~e served by the interchange on the Interstate Highway in Gaylord at _M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. · The Land Use Plan provides for a total urban area of 1,500- acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those .needed for the City of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided._ ·in the Land use Plan which is in excess of the required 50 acres shown in Table 5. �---------------------------------------------~ I I - 21 THOROUGHFARE PLAN •• I I I I l I I I I t I I ■ I I I I The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with wider and heavier pavements to accommodate ordinary traffic as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic I I �• • - 22 Table 6 EXISTING MAJOR STREET DATA G~ylord, Michigan '• Section Name of Street Main Stre~.t Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Road Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavenient Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type Name ·of Street of Paving (1) Main Street Center Avenue . Otsego Avenue Ohio Avenue · Fourth Street Mitch~ll Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved . Earth Morgan to Old 27 Bit. Agg. Bal. ,Oil Seal Bitull)inous Aggregate Bituminous Aggregate . Bituminous Aggregate Five Lake Road McCoy Road Dickerson .Road Murner Road (1) Concrete, bituminous, oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I . I HIDDEN "':::, 0 L > - - -- VALL E Y : ) ..J I ( SKI 0 i..1 0 11.TWf lU ,1 :,.-.M1 TOR.. ! UM 'I I f 'I ', ' ' ', ' ' M-3'2. ~ I i _ _ _ _ _ __j__ I __ _ OTS E GO COUNTY Al R.POR. T :---=~~ :\1illfilm&m:~=:=b(t1'•LA"ll l1, (l¥l l 0610,I U. H~ IUAND I AllM Ol OW f W A PIID M50CIAH5 I AI OSC.U!AlOl1llC 1' ~EPT , 196) 11 ,uo uu IA1111 1oun C! TY Pl ANNING (0t.lMl'S'5l0N GAYlOkD TRAFFIC VEHICLES PER FLOW - MICH IG AN 19~5 TWENTY - FOUR HOUR PERIOD GRAPH IC. SCALE. PLATE 5 �I I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. S. 27 and on the west side of the city where it crosses Michigan Highwat 32~ Gaylord presently has a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an 80-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition. Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 5. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which had a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old U. s. 27 with some 4,400 cars on �- 24 Center Ave.n ue north . of ·Ma;i.n Street . and some 7,700 cars on Otsego Avenue south· of Main Street.. . The traffic volumes on Main Street reduce very rapidly at .the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits. Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher voiumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars . ·traveling over . the other streets both major and minor - within the .c ommunity. For example, approximately five of the streets south of Main . Street have traffic flows between 700 and 1,000 vehicles. This indicates that no.n e of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is , expected to increase from four to five perc·e nt per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125. percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes reveals some significant increases; for instance, traffic flow on Main S.t reet by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to .the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan has incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land .use plan to insure proper ·development and access to all future land use development within the city. (See Plate 6.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-OhioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares . would be necessary. �I I I I I I I I I I I I I I I I I I I m I I m \1 ~ ! ~ I I HIDDEN '--- VA LLE Y SKI CLUB L._ - 1 - · · -- - - - - l l l - - - - - l - - - • NOII..Tl-lfll,.N ~ANITOlllU"", I I _L_ MAJOR ;;.: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MI NOR STREETS PROPOSED STREET VACATIONS • RAILROAD =c:::::i - CROSSING ELIMINATIONS Pl ATE 6 �I I I I I I ST~EET Tl<-.AFFIC L/\ Nf. FO~ THO~OUGHFA~ES MAJ 0~ C ~OS S - S E. CT ION PAl?-..K I NG L/\ Nc ® f>Af!...f!...lf.l<-. CUI<-.!', CLcAf!...ANct E.LE.MENTS MED I AN @ (61--.ASS STl?-.. I P AN D SI D f. WA LK) ,f 10' 101 Y I ·~ir7 i · 1 4' lO T n MINIMUM I ., I 2J ~ ~ ~luHT-OF-WAY c;,o• kO. W . 'I ~EQUl~EMENTS 80' "-..0. W. 100' 11-...0W. 120' F-..0 . W. 2 H.AFflC LANESGJ 1 PM.. KIN6 LANE I I I 2 1 ll..A fF IC LANE S 0) 2 PA!l..KIN6 LANES 3 TJ!.AFFIC LANES @ 0 PA!l..KIN6 LANE,S .3 Tll..AFFIC LANES @ 1 PAJ!.KIN6 LANE I I I I I I I STANDA~DS GENE ~AL 3 TJ!.AFFIC LANES@ 2 PAF-.KIN6 LANES MINIMUM (13:,0)+ 4 lF-.AFFIC LANES (2) 0 PAF-.K.IN6 LANES MINIMUM 000 4 H... AF F IC LAN E S ([) 1 LEFT TUll.N LANE 0 PAJ!.KIN6 LANES 4 Tll..AFFIC LANES ([) 2 PAll.KIN6 LANES MINIMUM 900 4 Tll.AFFIC LANES ([) I LEFT TUP-.N LANE 2 PA!l..KIN6 LANES MINIMUM 1150 G) THE LEFT TUP-.N LANES MAY l>E 10' WIDE WITHOUT SEl'--.I OUSLY I MPA!l..lNCi OPEP-.,ATI O N. ® WHEP-.E PAP-.K.INCi LANES A"-.E TO E>E USED AS PEAK-HO U!l.. Tll.Aff lC LANES, THEY SHOULD E>E DES ICiN ED TO H .. AfF I C LA NE STANDAP-.DS WITH ll..ECiAF-.D TO CU!l..E> CltAPs.ANCE LANE W I DTH, AND PAINT STJ!.IPE LO CAT ION. @IF THE MEDIAN CONTAINS .~ LUT TUP-.N LANE , TH[ LEFT TUP-.N LANt WIDTH (10'-12') MUST H ADDED TO T HE MtDIAN WIDTH. @ G) ©. Q) THE LAPs.CiEF-. 50"-.Dl"-. WIDTHS SHOULD 5[ USED ON THE WIDllt-. CP-.OSS-SECTIONS . NO MEDIAN IS CONSIDEP-.ED ON THESE Cll..OSS-SECTION S. THESE CP-.OSS-SECTIONS AP-.E FOil.. ONE-WAY H..AFFIC ONLY. THtSt O... OSS-S[CTIONS All.E FOi-... TWO-WAY TP-.AfllC ONLY PAJ!.,KIN6 PEll....MITHD ONLY WHEP-.E PAJ!.K.IN6 LANES Pll..OV I DED. NUMH!l..S UNDEI'--. Cl'..DSS-SECTION CLASSIFICATIONS DESICiNATl DtS/6N CAPACITY IN VEHICL(S PE"-. HOUI'--. 5Y 0 ..055-StCTJON . PLAIN NUM5EP-.S Al'...E FOil.. TWO-WAY Tll..AFFIC- PA"-.ENTHESIS NUMU"-5 AP-.E FOil.. ON[ - WAY TUfflC. DATA TAKEN FP-.OM DESICiN CAPACITY CHA"-.lS FOil.. SICiNALIZED SH...EtT AND HICiHWAY INTl"-.SECTIONS, 5UJ!.,[AU OF PUBLIC J!.OADS, Ps.tVIStD 1959, WITH THt FOLLOWINCi ASSUMPTIONS, 10% Tll.UCK.S - 20% J!.,/6HT TUP-.N -10% LEFT TUl'...N - NO BUS STOPS - Cill.tEN/CYCL[ 4S % - NO S[PA"-AH LEFT TUll.N SIC, N/\L - PAP-.KIN6 PF...OH / blltD 100 FttT Fil.OM I NH"-.S[CTION . "DOWNTOWN All.tA ( fOI'.... ONE-WAY 5Tll.ltTS ONL Y) +Fl'... I N6 [ AP-.tl\ ( FOil. ON[-WAY Slll..ttTS ONLY) INTt'--.MlDIAH APs.tA FOi._ TWO-WAY H.AFF IC VO LU MtS M"-l l ... ND t,._lH• Ot O._.tw " N D AnOC IATfS ( •1• , , , .,•!0 1 I• > I 1., , ., l , ■ I ,, HP ! 19 &) 1~ •• • 1011•1 ' - y • ~ l( ~ . •. ,...... -- ~ GAYLO~D " I • •<• •, : • 1 " 11 0, u .::~ ...... ':i ~ - ·• 1.11(,. G"' N PLATE 7 �I I I I I I I I I I I I I I I I I I I - 25 One of the most important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 6, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grandview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 7. �-I I I I-I I -I I I - 27 - THE CENTRAL BUSINESS DISTRICT Gaylord's business district .serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern ~ I I I I I I I I I I The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial -uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �~ - 28 wires and poles add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all o~. the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempti~g to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid out in a system running north-south and east-west. Through traffic is concentrated . on Main Street and th~re are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street~ The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michig~n ~2. Thro~gh traffic does not add to the activity of the area and represents a detriment to the area's future function. The ~ight-o~-way width of all streets within the central area . is 66 feet with the exception of Main Stre~t, which has an 80-foot right-of-way. Traffic · volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes .on Main Street, between Center and the railroad tracks, are -in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell .Street, First Str~et and Second Street - all less . than 1,000 .v~hicles in 24 hours. · Peak hour traffic volull\es generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of app+oximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow . on Main Street is reaching a critical point, especially during tQe peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. •'I • • •ti ll ll t, �- 29 - Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total 110 89 2 2 15 108 54 15 380 Off-Street Parking Public Lots Private Lots 289 51 Total Total All Parking 340 720 There are a total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered. These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �- 30 Table . 7 PERCENTAGE OF VEHICLES PARKING BY. TIME - PERIODS Gaylord, Michigan : Time Period ½ hour ½ to 1 or less hour 1 to I½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less · hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 liours 4 hours oi:- more Source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 10 and 15 Minute Meters 71.5 21 .. 4 o.o o.o 0.0 o.o o.o o.o 7.1 100.0 Two-Hour Posted Private Lots Public Lots Unrestricted Spaces 50.0 11.1 5.6 16.7 5.6 5.5 11.5 13.6 6.2 5.2 3.1 13.6 6.2 5.2 35.4 100.0 10.9 4.3 4.4 8.7 6.5 15.2 13.0 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o o.o 5.5 100. 0 - o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bart4olomew and Associates, December 29, 1964 Two-hour posted, two-hour. metered in summer. • • • • • • • • • -I I I I I 'I I II �- 31 of the central business district. This study was carried out during the peak ski season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 407 435 478 445 434 . · 354 216 The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �- 32 - On private lots, parking periods are for longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying for four hours or more. Parking in the public lots is also more on a long-term basis; only 15 percent utilized spaces for one hour or less and 30. percent remained· for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spac_e s must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 spaces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there _should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours 4 Hours Over Total lOQ.O Percent Parked 80.7 7.6 6.4 5.3 Average Length of Time Parked 0.6 . 1. 7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per· 10~ Cars Parking 41 11 17 31 100 Of · tbe existing 720 total parking spaces, approximately 52 of every 100 spaces should be used for one hour and one to two hour parking· space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted •I • • • • • •I I I I I I ~ �J ______,,,~'----. .___ - --- - - - - .... . . . .. . . . . .. .. ... . - . EXISTING BUILDING GR-OUPS TO IZ.cMAI N -I.____ -~---- TO ~l(iij'l.iAY MITCH ELL 27 sT. . . . . . .. . .. .. .. . u...i > . . . . . <l: - PIZOPOSED BUILDINGS PIZ.OPOSED Cl TY COUNTY 5UILDING D IZ.f SI DtNTI AL AKt AS CJ OPEN SPACES Imm PKOPOSfD PtDfST/\IAN MALLS <t z -<( a CE$ :z i I ~ I I ' ----'---t!:U '- ~ - I --- ---- - U51DrNT/AL • • •Ill Ill II II / ST so ANOLt SPACES CUANGE.D SPACES CITY PLAN 6AYLOP--.D, COM/1\IS<,ION MIC~IOAN Tr1! U,.flAlATIO ,- Of T,U MAI WA) IJ-lANCIALlt ,1, 1DID lHlOiJGrt A HOllA.L Gl AH1 rLCW, IHI. UA.I AH llN!,,,'Al A01,1!Nll1L.ATl0t,, ,i>f IM! HOuS· .. . ..... WG AND HOlitl IINANCI AulNCY UN!H~ !If. UI.· IJ.H ,tJ,,.HING A)~HA1<tCl ll.06lA"' ,._UINOl· tl(D If YC T!ON 701 Of lHl NOIJ)mc, ACT Of 19S~ A) AM(HDlD ·*l.o'.>1.·.10 ".3<1 • CO ~b: SY-Ac.ts· . ·. · -su;en.·.vAc..ur C. <( NS ·4-. . ~O(H\ . ... . . .. . . ·$DUrn . . . .-Cir: . . .M . IN 0 <>L ...J . ::r . . . . · .... ..... ·..... . . . . .. . . \J I-IAUAND f)A"TWLOMEW AND ASSOCIAHS e, ITY PlANHf~S, llVIL tl'/6/HE:tF-S, WIDSCAPf ARCUITECTS SAINT LOUIS, Ml S',OUP-.I, SEPW'l\btP-, 1965 : .. ·. : ·... : .. ... .. . .. ·. . . . . . ·.. ./\.E. ·y. 1 -D· f.(1"1· ~ ~ · ·.... ·.: ·.. : ·.•:· .· : ·.... .• ••. . . . . . . . .. · .·. ·. ....... ·. . ... .. I ____, J ...____ __ ·-·· - . • 1 . • • • • ---- )fCOND ST. ----- f)LJSINESS DI ST~I CT PLAN - _./ I I �t ' ' ' ' ' ' ' '• • • • • • • • • - 33 - to two hours or less. Further, any elimination of curb parking spaces along Main Street through changes from angle parking to parallel parking and the elimination of any .parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 8.) It is a longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls • Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended • The plan includes three pedestrian malls within the area as shown on Plate 8. These malls or walkways are placed along the vacation of Court Avenue. The proposed malls would be 66 feet wide and should be properly landscaped and oriented for pedestrian use. An important mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. At the north axis of this pedestrian mall would be a new proposed specialty shop or building of unique design. A second mall would run south from �...; 34 - Main Street -to First Street along the east etjge of the proposed new ;ci ty:-county building. The. third inall would run a short distance south of First Street within •the Court Avenue right-of-way to ·a second proposed building of unique design. The building to the north and the ·building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the ·south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing and proposed general locations for building groups are shown- on · Plate 8. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within t _h e central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in· the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important-east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel .parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street .and then westerly along . Second Street to Otsego Avenue. -This would · require improved paving along this four block by-pass section for two moving lanes of traffic. I' •I II •.. 1 �I • •I • -I t I -I - 35 The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 150 of the private spaces retained. There would be a total of 750 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. H I �- 37 - COMMUNITY FACILITIES Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of . all kinds. The availability and adequacy of various public utilities are a definite measure of the quality and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there are a number of recreational facilities within Otsego County at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There is one nine-bole golf course open to the general public just south of the city on Old Highway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they are primarily camping areas. The City of Gaylord has a totally inadequate park and recreational program, even for a community of its size. A determined effort must be made to develop a proper park system in the future. School Facilities The Gaylord Community School District is one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment ·1 �- 38 of 658 students. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed iri . 1951. Both the junior grades, 7 through 9, and senior grades 10 through 12 . are taught in the school's 32 classrooms~ This facility h<iS a total capacity for 960 students; compared ·to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten yeJrs are shown in the following table: Year . .. ~ . ·1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 Grades 9-12 K-12 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 K-6 7-8 452 504 486 491 524 566 .561 663 104 :130 141 120 126 153 156 153 131 153 177 .675 674 658 School enrollments have increased nearly every year since the ·1951-1952 school year, from :7 60 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment bas taken place in all grades - elementary, ·junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased from · 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire · county, · an increase of 600 students over the current county-wide enrollments. It · is expected that the Gaylord - Community School District - will receive a greater part of these increased school enrollments, or approximately 520 additional students. -It ·is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades : 7 and 8 will' represent 60 percent of the �I I I I I I I I I I I I I I I -I I I - 39 - enrollment, and grades _9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. · The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately t~e same _ percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. ·t �- 40 - The Otse·g o_· County Road Co~:j..ssion offices and garage are located on Otsego Avenue s _o u:th of the Gaylord business district. The structure was built in 1940 and has major additions . in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation . department also has a large storage yard . adjacent to the road commission storage yard. ' Both of these operations are in a satisfactory location in · relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities are shown on.Plate 9. The comm~nity facilities plan proposed the utilmate development of tliree city parks, a new elementary school, and considerable ·expansion of the sanitary sewer system and water system. The various proposals are · discussed i _n the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Granqview . Boulevard into Hayes Road. This section of . highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a comple.t e unit of neighborhood recreational facilities including playground equipment, hard surface courts, ball diamonds, and other active recreational facilities. A major feature of tµe recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as a neighborhood park for the area north of Main and east of the railroad tracks; This would include a complete contingent of neighborhood recreational facilities similar to those proposed �I l I I I \ 1 \' ~ ) ~~-- ; . ' I I I I I I I I I PROPOSED SITE E I FOR C.\TY PAR !AND SCHO t 30 ACRES) END~D DDITION C.OUR.SE. I I I I I I ANSION - --==r1=:~WJlmJJ[lilllk==::=!= MAllAND IAUHOlOM(W AND AHOCIATU (11• • l """IU, 1A1u ,01111 Cl¥rll01•1•UU. \A •Ol(NI A.C•tTIC TI Hn COMMUNITY iii D -- FACILITIES 1<iH io,no1.11o1 C I TY PLANNING COMM ISSIO N GAYlOl0 MICI0GAN PLAN PARKS, SCHOOLS, HOS Pl TALS AND COURT HOUSE. ALL OTHER PUBLIC AND SEM \PUBLIC USES NEIGHBORHOODS PLATE 9 �- 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courtsi and other hard surface courts for a complete range of outdoor athletic facilities. So as to properly. serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities si.milar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, . but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard. �- 42 Proposed City-County Building The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. The post office could be incorporated into this building as well. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all m~nicipal, county, and post office functions. The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new buildfng. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least. ,one other small· ·meeting room should be made availabl,e to serve the needs of both the city and the county. The library should also be located in this building. It is expect~d that fire protection equipment would remain in the present fire hall~ In general, complementary functions such as the sheriff and city police should be able to a·c hieve a better degree of coopera:tion by being located in the same building. The combination of - both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of · the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other .affairs; and its possession of an open green area. The open space lends a special attractiveness to the business area, giving it a unique and exquisite characteristic lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherent aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area, since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. I- I I I �II I I I I I I I I I I I I I I II I I II - 43 - Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Type of Facility Year Built Use of Facility Area of Site in Acres Existing Proposed Tota! Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Site to be abandoned Post Office 1952 U. S. Post Office 0.1 Courthouse 1891 County Offices 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library, Police and Post Office 1935 City Park 2.1 Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 ( 1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Proposed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I 'I ' ' 'I ' ' 'I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to- avoid a chaotic pattern of intermingled residential, commercial; and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord has enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of· zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and ·a -broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of implementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �- 46 - The first purpose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities as highways, schools, and parks, the zoning regulations should be a part of a plan dealing with all of these facilities ·. . Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit :into a comprehensive plan,- resulting ·in maximum benefit to the entire county. There is a close relationship between the land use arrangement and the provision of needed public facilities such as schools. · For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. · The second purpose of zoning is to encourage the most · appropriate use of land. Zoning must be reasonable. The future · use· of property permitted must be related to the ex:i.sting development. In drafting an ordinance, consideration must · be given to the character of the distrfct and its peculiar ·suitability for ·particular uses. Of greatest importance, however, is the necessity for the regulations to encourage .the most appropriate use of land. The zoning- regulations should be based upon the interests ·of ·the entire community - of alr the people rather than upon the value or use of one or two · individual pieces of land. · Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's ·property. It is a directive force to encourage- the development of the best possible community. · The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there -is no zoning to prevent each individual from doing just as he -pleas·es · with his property, the different types of land us·e • - residence, industry and commerce· - · become intermingled; damaging one another and the community as·a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but.that industrial or commer(?ial use adversely.affects �•I • '• • • • • • • • • •I I I I I - 47 - adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property • Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and side yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers • 2. The "R-2'' and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts. 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory. �- 48 - s. The residential districts permit certain· types of institutions and other uses that =shotild o~ly be allowed by special use permit~ 6. The ordinance does not ·contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to thei~ establishment. 7. The uses permitted in the vari·o us districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service district~. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of _the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance are submitted in Appendix A. This ordinance has been coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 4.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is -divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing _.! �' ' ' ' ' 'I I I I I I I I I I I I I HID OE t,,,, VALLEY (.-- SKI CLUB ) t / - I I / LJ + _ _j_ - : - --1 -~ - 1 R-1 OTSEGO COUNTY Al RPOR.T r-----1 KAltLANO tAlTHOlOW IW AIIIO A ))OCIATU ... c/1• tlA11 ■ 1U, C•"11•••1111u. 1••tic..,1 .. ac11111eti -~~~~~~= 6 ., un. ,,o ,101i1,~ CtT'T' .. ,uo11 u PlANNING (O lr,M,A l~510N GAYlOJ.0 MICHIGAN , I' ZONING ti[] - DISTRICT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 4 �I I I ., I I I I I I I I I I I I I I I - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing condi t ions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas. Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings. Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �- 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 -valuation. Any improvement under $200 has no fee. ) .! Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any am~ndment may be made, the proposed amendment must ~e submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the developmertt of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is - difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable· public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interest of the prospective purchaser, the developer, and the city. The creation of new subdivisions often offers opportunities for implementing various proposals ·of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community.- . The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of s~bdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest · to require that the developer ·provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interest. • • • • • • �I I I I I I I I I I I I I I I I I I I - 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan has identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Wbe~ever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. ?'' ' �- 51 - Upon adoption of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust, and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings should be insulated from surrounding residences with adequate setback for landscaping. I i - Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations is submitted in Appendix B. This ordinance has been coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �I I ' ' ' 'I ' ' ' ' ' ' ' 'I I I I - 53 - PLANNING IMPLEMENTATION Administration of the Plan The preparation of a comprehensive plan is the responsibility of the City Planning Commission, with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The ·planning commission, however, as the sponsor of the plan and advisor to the city authorities, should continue to review all matters affecting physical development of the ~ity and should remain active in promoting the plan in the community. · The completion and adoption of the comprehensive plan are only the very beginning steps and not the end of the planning program. The plan itself is merely a blueprint for the orderly, efficient, and attractive community which Gaylord strives to be in the future. The task remains to actually bring into being this planned community. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. Following its completion, the plan must be · adopted by the City Planning Commission, kept up to date and thereafter periodically reappraised and revised when necessary to meet changing conditions. It is not too great a task to prepare a planning program; to preserve the plan's integrity and to consistently carry out its proposals is much more difficult. Into the development of each parcel of private property and into the planning for each project, must necessarily go a significant number of detailed considerations on the part of many individuals and groups. Throughout the next 20 years, countless decisions of this type will be made. No single group in a given time can possibly foresee the . ramifications of all these many decisions. Many will affect the improvements on the recommendation of the comprehensive plan. The plan, consequently, will require changes and modifications in the future so that it always represents the latest and best thinking for the future development of the city. In any event, the basic principles set forth in the plan will remain valid. Both public and private improvements must be coordinated with some single, overall scheme if a satisfactory community is to be created in Gaylord. �IJ II I - 55 - 4. Establishment of Permanent Citizen Committee. An active citizen committee which would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the principles established by the comprehensive plan. This committee would not be required to provide excessive time, but rather would meet several times a year to review broad planning goals and to provide the commission with citizen assistance. 5. Publication of a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for wide-scale distribution • 6. Publicity Program. The planning commission should inaugurate a publicity program within the near future. It is recommended that a publicity committee be appointed, consisting of several members of the commission and an interested citizen. Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. I.J IJ •I • •I • •I • • City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the .c ommunity. The City Planning Commission is an advisory body and can only make recommendations to the City Council. It �I - 54Immediate Objectives for Planning Implementation In order for the planning program in Gaylord to become a reality so that it can actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission and the City Council in the near future. These important steps are ,. essential, immediate objectives. These five major steps are- reviewed in the following. It is the . responsibility of the City Planning Commission to initiate these immediate objectives. 1. Adoption of the Comprehensive Plan. __The first and most important step is the adoption of the comprehensive plan, upon which all of the other actions and programs of the city to guide the future devel~ opment are based. The City Planning Commission should pursue the adoption of the plan, following review of the preliminary reports by the commission and the citizen advisory committees. The commission should officially and formally adopt the plan and forward it to the City Council. 2~ , Recommendation of Regulatory Ordinances. The City of Gaylord does not presently have any control over the -development of subdivisions within the · city. It is imperative that the proposed subdivis.ion regulations, as submitted, be reviewed by the planning commission, adopted by the commission and forwarded to the City Council so that these regulations become a city ordinance through official adoption by the council. Recommendations were made for the revision of the zoning ordinance. The revised text and district map should be reviewed by _ the planning commission and forwarded to the City Council with the recommendation that these zoning regulations be officially adopted as a city ordinance. 3. Recommendation on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed by the city during the next - twenty years. The development of these public improvements should start -immediately so that they are developed gradually . over a period of y.e ars. Therefore, it is · imperative that the city undertake a sound program for capital improvements. The planning commission should refine the capital improvement program and forward it to the City Council recommending its execution. I I I I I I I I I I I I I I I ;I I I �IJ II I I I I I I I •I • •I • • • • - 57 - plan and recognize its advantages. No matter how effective the legal procedures that are made available for carrying out the program, the administration cannot be completely successful unless the plan is understood by and has the support of the public. It is suggested that the following measures be employed by the City Planning Commission and the City Council to insure and obtain greater public understanding and support of the planning program. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. Slides, displays in retail stores, talks before audiences, and newspaper stories are all effective means of apprising the public of the facts and advantages of the plan. A study of the comprehensive plan could be included as a part of the school curriculum in Gaylord. This is particularly desirable in the junior and senior high school; even the older elementary school pupils can be properly advised about certain phases of the planning work • Educational activities must be continued in succeeding years, for a single program even though intensive, is quickly forgotten. The planning commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs • An active citizens' committee that would remain as a permanent organization can be of much value in a long-range planning program. By establishing a permanent committee, the will of the community would thus be represented and expressed. The intelligent understanding and wide representation of such an organization can consolidate public opinion and favor in developing the city in a truly democratic manner along the concepts established by the comprehensive plan • �- 56 - I I is ther.e fore - essential that the Council pursue a p:togram in order to make effective use of the comprehensive plan. A program pertaining to plann_ing is outlined· in t _h e following: 1. Adoption of the Plan. Following refinemeJ?.t and adoption of the comprehensive plan by the City Planning Commission, the commission would forward the plan· to the City Council. This plan will represent the combined thinking of the planning commission members, the consultants, and interested citizens. It i~ the responsibility of the . City Council to adopt the plan as a public document to serve the present and future city councils. 2. Adoption of Regulatory Measures. Following action by th~ planning commission, the City Council should pr9ce.e d with the adoption of the revised zoning ordinance and the propos~d subdivisi6n regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. 3. Initiation of a Bond Issue. A capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the planning commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate a bond issue for its execution. Gaylord has many pressing needs for public improvements. A delay in providing these improvements will only create a greater burden for the community in the future. 4. Initiation of Downtown Projects. Many improvements to privat~ structures have been made in Gaylord's business district in recent years. The city should follow this local interest with needed parking areas as recommended in the comprehensive' plan. Also, the city should proceed with further studies of the proposed · city:-count°y building. Public Understanding and Support Planning is a democratic process; to be effective, it should have the understanding and support of the citizens of the community. While all technical details may not be grasped by all of the people, the objectives and aims of the plan and its principal proposals_ should be sufficiently publicized so that the public as a whole can see the reasonableness of the I I I I I I I I I I I I I I I �( I 'I I I I I 11 APPENDIX A" PROPOSED ZONING ORDINANCE GAYLORD, MICHIGAN I I Prepared for the CITY PLANNING COMMISSION by HARLAND BARTHOLOMEW AND ASSOCIATES Saint Louis, Missouri �TABLE OF CONTENTS Section . . . . . ••• .......• 1 _P urpose • • • 2 Exemptions • • 3 Definitions • • • • • • • • • • • • 4 Interpretation and Conflict • • • • 5 Districts. • • • • • • • • • • • • • • • • • • A-8 6 Compliance with the Regulations • • • • • • • • A-9 7 R-1 Single-Family Residence District • • • • • A-9 8 R-2 Multiple Residence District • • 9 C-1 General Commercial District • • • • • • • • .... .. . . . . . . . . . . .. ... A-1 A-1 • A-2 • A-7 • • • A-12 ... • • A-13 . . A-16 10 C-2 Central Commercial District • • 11 M-1 Manufacturing District • • . . . . . . . . A-18 12 Off-Street Parking Regulations . . . . . 13 Special Use Regulations • • • • • • • • • • • • A-22 14 Nonconforming Uses • • • • • • • • • • • • • • A-25 15 Supplementary Height and Area Regulations • • • A-26 16 Board of Appeals • • • • • • • • • • • • • • • A-29 17 Amendments 18 Penalties. 19 Validity. .. . .. . ... . . .... . . • • ................ .• . . . . ... . . . . . . . .. . • A-19 A-33 A-33 A-34 �!!....., ---- - r r r f -f -I I I I ·I ! ' PROPOSED ZONING ORDINANCE CITY OF GAYLORD, MICHIGAN This Ordinance is intended - to continue the general orderly growth of this City, to insure proper development , in the future, to protect the values of land and property, and to assure the most appropriate use of land. The Ordinance is designed to allow the continuance of any existing use in the City. PREAMBLE The Zoning Ordinance of the City of Gaylord is to promote the health, safety, morals and general welfare, and to protect the rights of individual property owners; to regulate and restrict the height, number of stories and size of buildings and other structures, the percentage of lot which may be occupied, the size of yards, courts, and other open spaces, the density of population, the location and use ·of buildings, structures and land for trade, industry, residence and other purposes; and for the said purposes to divide the =City of Gaylord, Michigan into districts of such number, shape and area as are deemed best suited to carry out the said purposes; to provide a method for its administration and enforcement and to provide penalties for its violation . The City Council of Gaylord, Michigan, does ordain as follows: SECTION 1. PURPOSE AN ORDINANCE to establish zoning districts and provisions for Gaylord, Michigan, including the administration thereof, in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended: BE IT ORDAINED by the City Council of Gaylord, Michigan: This Ordinance shall be known and may be cited and referred to as the Zoning Ordinance of the City of Gaylord. SECTION 2. EXEMPTIONS The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions, of overhead or underground gas, electrical, · steam or water, distribution or transmission systems, collection, communication, s~pply or disposal systems, including mains, drains, sewers, pipes, conduits, wires, cables, fire alarm boxes, police call boxe~, traffic signals, hydrants, towers, poles, electrical substations, gas regulator stations, and other similar equipment and accessories in connection therewith, reasonably necessary �A-2 for the furnishing of icieqfrate service :by such public utility or municipal department or COfil.!llission or for the public health or safety or general :. ~~~;fare' / ''shall . be permitted as authorized or regulated by law and other ordinances of the City of Gaylord in 3:ny use district, i _t _.being the · int~nticm -:hereof to except such e~ection, construction, al~eration, and.~aintenance from the . ~ppli_cation of° this Ordinance. · · .r_: ,; , -. SECTION 3. DEFI.NITIONS For the purpose of this Ordinance, certain terms and . words are to be construed and are defined as follows: . . . Words used in . the present tense include the future; words in the singular - include the plural number~ and words in the . plural nu~ber- ·i11-clude the singular number: · the word "building" :i,ncludes the_ word "structure"; the word ·"shall" •is mandatory and not directory . . . Accessory Building - A subordinate building, the use of -~~ich . is _incidental to and customary -in connection with the ·principal building or use, and which is located on the same lot with such principal building or use. ··. •, .. Accessory Use - ~ subordinate use which -is incidental to and customary in connection with the principal building or use and which is located on the same lot with such principal building or u_s e. Alley - A public or private thoroughfare which affords only a secondary means of access to abutting property. Basement - That part of a bu:i,.lding having -at least two feet l?ut not more than one-half of its height below the average grade .o f the adjoining ground. · Billboard - A sign which directs attention to a business, _commodity, service or _entert~inment conducted, sold or offered eisewhere than upon the same lot. Boarding -House - A building, other .than a hotel or apartment hotel where, for compensation and by prearrangement for definite periods, lodging, meals, or _ lodging and :_me:als are provided for three or more persons, but not exceeding 20 persons. • I .' • Building - Any structure having a roof supported by columns . or. walls for the shelter or enclosure . ofr persons or. property • . Building, Height of - -The. =vertical .d±stance from the grade to (a) the highest point of a flat .roof, . (b) . the average height between eaves and ridge for gable, hip and gambrel roofs, ·or (c) the deck line of a mansard roof. �• •II • •II • •d • • • I A-3 Buildable Width - The width of the : lot left to be built upon after the side yards are provided. Cellar - That part of a building having more than one-half of its height below the average grade of .the ~a~joining ground. Clinic - An establishment where patients are not lodged overnight, but are admitted for examination and treatment by a group of physicians or dentists practicing medicine together. Club - Buildings and facilities owned or operated by a corporation, association, person or persons for a s·ocial, educational or recreational purpose, but not primarily for profit and not primarily to render a service which is customarily carried on as a business. District - Any section of the City of Gaylord within which the zoning regulations are uniform. · Dwelling - A building or portion thereof designed or used exclusively for residential occupancy, but ·not including house trailers, mobile homes, hotels, motels, boarding and lodging houses, tourist courts or tourist homes. · · Dwelling, Single-Family - A building designed for _or occupied exclusively by one family. · ,: Dwelling, Two-Family - A building designed for or occupied exclusively by two families ·. Dwelling, Mtlltiple - A building designed for or occupied exclusively by three or more families. · Dwelling Unit - A room or suite of rooms used as a singlefamily dwelling, including bath and culinary accommodations. Family - An individual or two or more persons . related by blood or marriage, or a group of not more than five persons who need not be related by blood or marriage, living together as a single housekeeping unit in a dwelling. Filling or Service Station - Any land, building, structure or premises used for the sale at retail of motor vehicle fuels, oils or accessories or for servicing or lubricating motor vehicles or installing ' or repairing -parts and accessories, but not including the rep·a iring or replacing ·of· . motors, bod"ies, or · fenders of motor vehicles or painting motor vehicles, and excluding public garages. · Floor Area - The square feet of floor space within the outside line of walls and includes the total of all space on all floors of_a building. It does not include porches, garages, or space in a basement or cellar when said basement or cellar space is used for storage or incidental uses. I I I I I I I I I I I I I I I I I �I I A-4 ' ' ''I I I L '~ L t . Fro'ntage - The distance along a· st:feet .· l:LneLfrom one intersecting street to an6ther oi from 6rie in~eis~~iing street to the end, of a_ dead-end street. Garage I Pi-1.vate - A detached a·c cessory bt.il.ldfng or portion of a main building housing the automobiles of the occupants of the premises~ · · · ,, 'i : ·· Garage, Publi'c ~ -A building or· porti-on thereof·, other than a private or storage garage, designed or used for equipping, servicing, repairi:ng, · hiring, selling, storing or parking motor~driven ~ehicl~s.· Th~ term repairing shall not include an auto~otive bodj repair shop nor ' the rebuilding, dismahtling or storage of wrecked or junked vehicles; Grade - The average level of the finished surface of the ground for buildings more than five feet from a street line. For buildings closer than five feet to a street line, the grade is the sidewalk elevation at the center of the building _. If there is more than· one street,- -an average s ;i _d ewalk elevati_o n is to be used. If there is nci sid·e walk, the Cfty Engineer shall establish · the sidewalk grade. The average · level of the water where buildings or structures are erected thereon. Home Occupation - Any occupation within a dwelling and clearly incidental thereto carried on by a member of the family residing on the premises; provided that no person not a resident on the premises is employed, no stock in trade is kept or commodities sold, no mechanical equipment is used, except such that is normally used -f or pure.ly . domestic or household purposes, no adve.rtising sign is displayed other than a name plate not exceeding one square foot in area and there is no other exterior indication that the building_is being used for any purpose other than · a dwelling. Housekeeping Cabin Park '- A parcel ' of -land on which two or more buildings; ten·t s or similar -s tructures are maintained, offered or used for · dwelling or sleeping quarters for tran-·. sients, but shall not include boarding and lodging houses, tourist homes or motels. ; In~titutiort· - A nonprofit est~bli~hment for public use~ Junk Yard -• -The use of premises for ' the · open--· storage of old and dilapida~ed ·automobiles·, · trucks, tractors and other such vehicles and . parts thereof, . wagons, · and other kinds of· vehicles and parts thereof, scrap building material, scrap · . contractors' equipment, . .; . ' . tanks, cases, cans, barrels, boxes, :: ; �• • • •ii • I." ,. •.. • •:. ,. ' I A-5 drums, piping, bottles, glass, old. iron, · machinery; rags, paper, excelsior, hair, mattresses, . beds or bedding or any other kind of scrap or waste material. Lodging or Rooming House - Same as . "Boarding II~u~;e''. Lot - (1) A parcel of land adequate for occupanc~ by a useherein permitted, providing the yards, area and offstreet parking herein required and fronting directly on a street. 0 (2) Land occupied or intended for occupancy by a use permitted in this Ordinance, including one main building, together with its accessory buildings and the yards, loading and parking spaces required herein, and having its principal frontage upon a street or upon an officially approved place. ! Lot, Corner - A lot abutting upon two or more streets at their intersection. I Lot. Depth - The -mean horizontal distance between the front and rear lot lines. L , 1. I 11111 I I Lot, Interior - A lot other than a corner lot. Lot of Record - A lot which is part of a· subdivision, the map of wbich has been recorded in the Office of the Regi~ter of Deeds of Otsego County; or a parcel of land, the deed of which was recorded in the Office of the Register of Deeds of Otsego County. Lot, Through (double-frontage) - An interior lot having frontages on two streets. Lot, Width - The width of a lot at the front yard line • Motel (Motor Court, Motor Hotel, Motor Lodge) - A building or buildings in which lodging or boarding and lodging are provided and offered to the public for compensation. As such, it is open to the public in contradistinction to a boarding house, a lodging house or a multiple dwelling which are herein separately defined. Nonconforming Use - The lawful use of land or a building, or a portion thereof, which use does not conform with the use regulations of the district in which it is located. Nursing Home - A home for the aged, or infirm in which three or more persons not of the immediate family are received, kept or provided with food and shelter or care for I I I I I I I I I I I I I I I I I - �,-- I I I I I I I I I I I I I - A-6 compensation·;· but not including hospitals, clinics . or similar institutions .devoted primarily to the diagnosis .and treatment of the sick or injured. Parking Space. Off-Street - An all-weather, surfaced area not in a street or alley and having an area of not less than 180 square: feet -, exclusive of driv.eways, permanently reserved for · the . temporary storage of one automobile .- and connected with a street or alley by an all-weather surfaced driveway which affords ingress and egress for an automobile without requiring another automobile to be moved. Porte-cochere - A canopy attached to a building and ex- .. tending over ·a driveway, open on. all sides except for the wall of the main building. Premises - A lot together with all buildings and structures thereon. Sign - An identification, description, illustration, or device which is affixed to, or represented directly or indirectly upon a building, structure or land and which directs attention to a product, place, activity, person, institution or business. Stor_y - That portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above -it; o.r if there be no · floor ·a bove it, then the space between such floor and the ceiling next above it. Story, Half - A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor ·level, and in which .space not more than two-thirds of the floor area ·1s finished off for use. A half-story containing independent apartments or living quarters -shall be counted as a full story. Street ,- A -public thoroughfare which affords -the principal means of access· to abutt1ng property. · . Street · Line ous. street. A dividing line between a lot and a contigu- Structure - Anything constructed or erected~ the use of which requires permanent location on the ground-o~ attached to something having a permanent · locatio·n . on the grouncf;· · including, but without limiting the generality of the foregoing, advertising signs, billboards, backstops for tennis courts and pergolas. •., ·. �I I I ,1 ,· I I ] I I I I I I , l'I 'l I I I I _11 A-7- Structural Alteration - Any change except those required by law or ordinance, which would prolong the life of the supporting members of a building or structure, such as bearing walls, columns, beams or girders, not including openings in bearing walls as permitted by other ordinances. Tourist Home - An establishment used for dwelling purposes in which rooms, with or without meals, are offered to transient guests for compensation. Trailer or Mobile Home - A vehicle used for living purposes and standing or designed to stand on wheels or rigid supports. Trailer Park or Mobile Home Court - An area where one or more trailers can be or are intended to be parked, designed or intended to be -used as living facilities for one or more families. Yard - An open space, other than a court, on a lot, unoccupied and unobstructed from the ground upward, except as otherwise provided in this Ordinance. Yard, -Front - A yard across the full width of the lot extending from the front line of the building to the front street line of the lot. Yard, Rear - A yard extending the full width of the lot between a principal building and the rear lot line. Yard, Side - A yard on the same lot with the building between the main building and the adjacent side of the lot and extending from the front yard to the rear yard thereof. SECTION 4. INTERPRETATION AND CONFLICT The provisions of this Ordinance shall be held to be minimum requirements adopted to promote the health, safety, morals, comfort, prosperity and general welfare of the people of the City of Gaylord, Michigan. It is not intended by this Ordinance to repeal, abrogate, annul, impair or interfere with any existing easement, covenants, or agreements between parties, or with any rules, regulations, or permits previously adopted or issued pursuant to law; provided, however·, that where this Ordinance imposes a greater restriction upon the use of buildings or premises, or upon the height of a building, or requires larger open spaces than are required by other rules, regulations or permits, or by easements, covenants or agreements, the provisions of this Ordinance shall govern. I I I I I I I I I I I I I I I I I I �,...- I I I I I I I I I I ,,. I I I I A-8 .~EQJI ON 5. DISTRICTS . .' i .- In order to carry out the . provisions of this Ordinance, the _C;i ty. of Gay~ord is hereby -.divided into five districts which shall be known as : :·' R-1 .R-2 C-1 C-2 M-1 Single-Family Residence_District Multiple Res:ldence .D istridi~--·General Commercial District Central Commercial District Manufacturing District 2. The districts and boundaries of districts are .shown on the maps attached hereto and made a part of this Ordinance. The map . shall be designated .as the "District Map". All notations ~nd J'.eferences ·shown ·o n the . "District Map" are as much a part of this Ordinance as though specifically described herein. · .a. The district bound~ries are either . streets, highways or alleys .unless otherwise shown~ . and where the designation on the "District Map" indicates that the various districts are approximately bounded by a street, highway, _or _alley .line, such strE?et, _highway, ,or alley line shall be construed to be the district · boundary line. b. _Where the _district .poundaries are not otherwise indicated, and where the property h~s been -or may hereafter be divided into blocks and lots, the dis.trict boundaries shall be construed to be lot lines and where 0the designations , qn the "District Map" are . •) . approximately bound_e d . by lot lines, said lot lines shall be construed to~e the boundary of the district. .;, .. I I/ -~ II ' , III ' a,, ~ I c. In unsubdivided property, ·the district boundary lines shown . on the "Distri.ct -Map" . shall _Qe determined by. use of the scale shown on such map •. d. In the event any street, highway, alley, drainageway or other public way forming the boundary of a dis. trict is .vacated, the new _d istrict boundary shall be the former qenterline of .~aid .vacated street, :,highway, alley, drainageway or other . public way • .. 3 • . All . t~r-r i tory which may . hereaftej;. pec~me a . part of th~ City of Gaylord -by incorporation ~hall .automatically be classified in .the R-:'i · Single_-Fami,:iy Residence District until appropriately. l:'ecJassi:fied in accordance with the provisions of Section 17 o:( this Ordina.nce: • �]I ... 1JI• 1I.• ' ·l ·• • • • • • 1 11 • • •:I A-9 4. In the event the District Map does not show the zoning of any area within the ·City of Gay"iord, such area automatically shall be classified in the R-1 Single-Family Residence District until a reasonable time following discovery of the omission, the area shall be appropriately classified in accordance with the provisions of Section 17 of this Ordinance. SECTION 6. COMPLIANCE WITH THE REGULATIONS Except as hereinafter specifically provided: 1. No building or structure shall be erected, converted, enlarged, reconstructed, moved or structurally altered, nor shall any building or land be used, except for a purpose permitted in the district in which the building or land is located. 2. No building or structure shall be erected, converted, enlarged, reconstructed or structually altered to exceed the height and bulk limit herein established for the district in which the building is located. 3. No building or structure shall be erected, converted, enlarged, reconstructed, or structurally altered, except in conformity with the yard, floor area, and lot area regulations of the district in which the building is located. 4. No building shall be erected, or structurally altered to the extent specifically provided · hereinafter except in conformity with the off-street parking and loading regulations of the district in which the building is located. 5. The minimum yards, parking space, and other open spaces, including lot area per family, required by this Ordinance, for any building hereafter erected or structurally altered, shall not be encroached upon or considered as parking, yard, or open space or lot area requirements for any other building, nor shall any lot area be reduced beyond the district requirements of this Ordinance •. 6. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on one lot except as specifically provided hereinafter in Section 15. I I I I I I I I I I I I I I I I SECTION 7. R-1 SINGLE-FAMILY RESIDENCE DISTRICT I 1. The regulations set forth in this Section or set forth elsewhere in this Ordinance, when referred to in this Section are the regulations in the R-1 Single-Family Residence District. I �I I I I I I I I I I I A--10 ·2 ·. Use Regulations. N building· or prelllises_ shall be used only_-~or tµe following ~ti_f P:?ses ~' ,. a~ . s·ingle_;family ~\\;~'11ings. ., b. ' Publ"ic sbhools, elementary and high, or private or parochial schools having a curriculum similar to a public elementary school high school. . . .or · public . ' . . c. Parks, playgrounds and community buildings owned or operated by public agencies. d. · Farining and truck gardening, ·except fur and stock farms and farms operated for the disposal of garbage, rubbish or offal~ e. Country club or golf course, except a miniature course or prac~ice . driving ;y~e operated. ~or comme_rcial purposes. · ~", , :;; f. Churches · and temples. g. Accessory buildings and accessory uses customarily incident to the above uses, but not involving the coµduct · of a business. Acces·sory uses to a dwelling· in:... · · elude, but are not linii ted to, a home occupation, ··- pr1vate g-arage, a swimming pool for the use of the fam'ily and their guests. h. Home occupations. i. Temporary signs · pertaining to the lease, hire, or sale of a building or parcel, not exceeding eight square feet in gross surfa_c e area. j. Chtirch or publiri bulletib boards not ~xceed~ng twenty square f~et in gross surfa~e are~. :: .. .. __ ,; · 3. Height Regulations. ·. Buildings arid 'structures shall exceed neither 35 feet,· · nor two and one-half stories in height except as provided in Section 15 of this Ordjnance. 4~ ·Area Re~ul~tions. a. Front Yard: (1) There shall be cl: front yard having a depth of not less than 25 feet, · except as provided in Section 15 of this Ordinance. I �_. j 1• 1• 1• A-11. (2) Where lots have ,double frontage, the required front yard shall ·provided on both streets. be 's (3) On corner lots, there shall be. a front yard on both streets. On corner lots that were under separate ownership on the effective date of this Ordinance, the buildable width shall not be reduced to less than 35 feet, except that there shall be a yard along the side street side of such a lot, of at least 10 feet, as well as the required interior side yard. • .~ 1• •:. •,. • b. Side Yard: (1) Except as hereinafter provided _in the following paragraph and in Section 15 of this Ordinance, there shall be a side yard on each side of a building having a width of not less than 10 feet. (2) Wherever a lot of record, on the effective date of this Ordinance has a width of less than 50 feet, each side yard may be reduced to a width of not less than ~O percent of the width of the lot, but in no instance shall it be less than five feet. c. Rear Yard: Except as hereinafter provided in Section 15 of this Ordinance, there shall be a rear yard having· a depth of not less than 25 feet. d. Minimum Lot Area and Lot Width: (1) Every lot shall have an area of not less than 8,500 and a minimum width of 60 feet. • • • •,ll (2) Any lot which has less area or width than herein required and was held under separate ownership on the effective date of this Ordinance, may be occupied by any use permitted in this district. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 square feet. I I I I I I I I I I I I I I I I I I I �I I I I I I I 'I I I I I I II I I I II f. Off... Street Parking-: Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. SECTION 8. -. R-2 MULTIPLE RES I-DENCE DISTRICT ; l. The regulations set forth in this Section or set forth elsewhere - iri this Ordinance when referred to in this Section are the regulations in the R-2 Multiple Residence District; 2. Use Regulations. A building or premises shall be used only for the following purposes: a. Any. use permitted in the R-1 Single..:Family Residence District. · b. Multiple dwellings. c. Lodging houses or boarding houses. d. Apartment hotels.- .,. e. Hospitals, nursing or convalescent homes, and institutions, but not a penal or ment_a l institution. f. Private clubs, fraternities, sororities, or lodges. g. A physician, surgeon or dentist may have office space within his residence ·f or consul tat ion or treatment of patients · provided -that no more -thari one--third of the floor area of such dwelling unit is used for office space. h. Storage garage when· accessory'. to a permitted building or use. •J .- • : i. · Usual accessory uses • . · 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor- two and •ohe-half stories in height except as provided in Section· lS- of· this Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-1 District. �l'u A-13 b. • I Side Yard: (1) Except as hereinafter provided in the following paragraph and in Section 15 of this Ordinance, there shall be a si_de yard on each side of a building, having a width of not less than five feet. c. Rear Yard: The rear yard regulations are the .same• as those in the R-1 District. d. Minimum Lot Area and Lot Widths: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. (1) Single-family dwelling; 5,000 square feet and a minimum width of 60 feet. (2) Two-family dwellings; 2,500 ·s quare feet per family and a minimum width of 60 feet. (3) Multiple dwellings; 2,500 square feet per family and a minimum width of 50 feet. Any lot which has less than herein required and was held under separate ownership at the effective date of this Ordinance may ·be- occupied by any use permitted in this : district • . e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area of not less than 480 .square feet. f. Off-Street Parking: Off-street parking spaces shall be provided in accordance with requirements for specific uses set out in Section 12 of this Ordinance. SECTION 9. C-1 GENERAL COMMERCIAL DISTRICT 1. The regulations set forth in this Section, or set forth elsewhere in this Ordinance, when referred to in this Section, are the regulations of the C-1 General Commercial District. I I I I I I I I I I I I I �I I I I I I I I I I I I A-14 2. Use Regulations. A building or ·premises shall be used only for the following purpo~es: -.-•· .- .. , .a • . Advertising·sign or b:i:11b6'.ard}'when located at least ···' , ;· ;50: r · r f~et:, ·f rom any "R" Di5.t'r'fc·,:~· · ' ,! • ' : · . i I : . : • · ! ·. ·: . •. :. •... ~- ·,' b. Parking or public garages, and auto, truck, trailer, and boat sales, service, storage;.. ·parts, repair, washing or painting shop provided that any outdoor storage of parts ·, material or damaged: autos, trucks, trailers or boats shall be suitably screened or fenced or enclosed and such storage shall not be conducted within a required yard. c. Auto parking or sales·lots for new or used cars provided that dismantled or junked cars · unfit for operation on the highways shall not be stored on the premises unless within a building. d. Business or- commercial schools. e. Dance halls, bowling alleys/ and: similar places of amusement or entertainment. · f. Restaurants and coffee shops, including drive-in restaurants. ·· The o:ffice and display room of home repair contractors such as- heating, · painting, roof'i-ng and d~corating contractors · provided the business is entirely within a completely; enclosed building, there is no· storage of supplies or equipment on the premises outside the building, and no more than 50 percent of the .. gross floor area is used for processing and fabricating. ,-g~· . . . .( - : . ~- i .. · h. Drive-in establishments bf:f'er•ing 'goods or services to customers waiting in parke_ d a~tomobiles •. . . ,, -: . -; . i ~.. • . . • .. '. • ~ i. - ~ . ·- · Theatres, including outdoor or drive-in theatres. . ~ •. j. Display rooms for merchandise' to b,e sold at wholesale where merchandise is stored elsewhere. k. Printing shops having a saies office or retail outlet on the premises and having less than 10,000 square feet of floor area. · 1. · Radio· or television ·broadc·a sting stations, studios and offices. I t.f1 I r �A-15 m. Repair services or businesses, including repairing of bicycles, radios, television sets, and other home appl~ances, typewriters, watches, clocks, and shoes, having a retail outlet on the premises and having no more than 10,000 square feet of floor area. • ~ ,I~ 1• •~· ~ • J, ! I ~ I n. Monument works having a retail outlet on the premises • o. General service and repair establishments similar in character to uses listed herein. p. Hotels and motels. q. Farm implement display and sales rooms. r. Veterinarian or animal hospital or riding academy provided that no such building, kennel, or exercise runway shall be closer than 50 feet to any "R" District. s. Tire sales and service . t. Other retail stores and outlets similar in character to uses listed herein. u. Frozen food lockers. v. A.ccessory buildings and uses customarily incident to the above .uses. 3. Height Regulations. Buildings and structures shall exceed neither 35 feet, nor two and one~half,~· stories in height, except as provided in Section 15 of .this ._ Ordinance. 4. Area Regulations. a. Front Yard: The front yard regulations are the same as those in the R-2 District. ~ b. Side Yard: No side yard shall be required for non-residential buildings except that a seven-foot side yard shall be required on the side of a lot or tract adjoining a residence district. Side yards for dwellings shall be not less than six feet. : I ~ .,. . " -...J •.: } I I I I I I I I I I ' I I �I I I I I I I 'I I I ~ I ' ~ A-16 . c. . Rear Yard .: . ,.,; .. '· The rear yartj regulations are the same as those in the R-2 D;i.strict.. .., . :· d. Minimum Lot Area and Lot Width: . •· .. The lot area regulations are the same as those in the R~2 District except ,that no-minimum lot Width is required. e. Minimum Floor Area: ·. i · ,· Every dwelling shall .have a minimum ground floor area of not less than 480 square feet and housekeeping cabin _nqt less _than 300 square feet. ~ •. Off~~tr~~{:'Parking: Off-street parking spaces shall:-:be .provided _in accordance with requirements for specific uses set , forth in;Se_(;tion · 12 of this- Ordinance-~ .· ' '. . · SECTION 10. C-2 CENTRAL COMMERCIAL. DISTRICT . -- ., . . . .... 1. The regulations set forth in this section, or set .forth :elsewh~re .in this .Ordinance when referred to in this section, are the regulations in the C-2 Central Commercial District. 2. Use .Regulations. A- building or,· premises shall . be used only for the following purposes: a. Any use permitted in the C-1 General Commercial Dis~ trict, except outdoor theatres. Limitations as to floor area shall not apply when C-1 uses are located in the C-2 Central Commercial District. b. Printing or engraving plants. · c. Candy manufacture. d. · Wholesal,.e establishments; . e. . Wa;rehouses •.- · f. Testing and research laboratories~ g. Truck or transfer terminal or freight house or bus garages and repair shop. �• • • .. A-17 h. Fabrication and repair of electric or neon signs or other commercial advertising structures, light sheet metal products, and the like. i. Jewelry ·manufacturing . . :• . . j . Ice· ·cream manufacturing. . k. Assembly and manufacture from prefabricated parts of household appliances, electronic products and similar products or the processing or assembling of parts for production of finished equipment. 1. Other processing and manufacturing establishments that are not objectionable because of smoke, odor, dust, or noise, but only when such processing and manufacturing is inciden~al to a retail business conducted on the premises. m. Accessory buildings and accessory uses customarily incident to the above uses. 3. Height Regulations. Buildings and structures shall exceed neither 100 feet, nor eight stories in height, except as provided in Section 15 ~f this Ordinance. 4. Area Regulations. a. Front Yard: No front yard required. b. ~1 ~ -~. ~. ~. ~-- Side Yard: A side yard is not required, except on the side of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. If provided, where not required, a side yard shall pe not less than five feet. c. Rear Yard: No rear yard shall be required for non-residential buildings, except that a rear yard of 25 feet shall be required on the rear of a lot abutting Upon a residence district. Rear yards _for dwellings shall be 25 feet. d. Lot Area Per Familr: Every building hereafter erected or structurally altered for dwelling purposes shall comply with the following lot area requirements. I I I I I I I I I I I I I I I I I I I �·A-18 (1) ,_. (2) Singl~-::fapiily dwelling: 5,000 square feet • •. •' " f Two-family d_w ellings: 2,500 square feet per family. (3) Multiple dwellings: ,1,500 square feet per family. Any lot which has less area than herein required and was held under separate ownership at the effective . date of this Ordinance may be occupied by any use .. permitted in this district •. e. Minimum Floor Area: Every dwelling shall have a minimum ground floor area . of,480 square feet. f,~.;: ·Off-Street Parking~ : Off-street parking spaces shall be provided in acGOrdance _w ith requirements for SJ?_~ cj..f ic uses set. forth in Section 12 of this Ordinanc,~_.,1_.·. ,:, ·· SECTION ,11. M-1 .MANUFACTURING DIS.T R-lCT 1. The regulations -set forth in this section ·~r set forth elsewhere in this Ordinance, when referred to in this section are the regulations in the M7i M_anufacturing District. 2. Use Regulations. A building or premises may be used for any purpose, except that: a. No building shall be erected, converted, reconstructed:, or structurally altered for residential purposes, except that each individual permitted use may provide accommodat~ons for one resident watchman or caretaker. . .. ·1 . b,. . The following' uses are subject t ·o special permit in a~c9rdance with the procedures and under :the conditions set out in Section 13 of this Ordinance. (1) Distillation of bones. (2) Fat rendering • . (3) Junk and -salvage yards. .. (4) Manufacture of the following: (a) Cement, lime, gypsum, plaster of Paris • .Cb),..· Explo$ives. I.i :- ~ ' �I •I A-19 I •I I• • ••• •I. ]. 1. ). ~~~~I (c) Fertilizer. (d) Glue. (e) Stockyard, feeding pen. (f) Slaughter of animals • (g) Tannery, curing of raw hi.des. (h) Wool pulling or scouring. (5) Oil refinery. (6) Trailer park. (7) Sanitary landfills and dumps. · 3. Height Regulations •. Buildings and structures shall exceed neither 100 feet, nor eight stories in height - except as provided in Section 15 of this Ordinance. ·4. Area Regulations . a. Front Yard: Except as hereinafter provided in Section ·l5, the fr.ont yard regulations are the. same as those in the C-1 District. b. Side Yard: No side yard is required except on the side .of a lot abutting an R District, in which case there shall be a side yard of not less than five feet. c. Off-Street Parking: -Off-street parking spaces shall be provided in accordance with requirements for specific uses set forth in Section 12 of this Ordinance. d. Rear Yard; Except as ·hereinafter provided in Section 15, there shall be a rear yard having a depth of 15 feet. SECTION 12. OFF-STREET PARKING REGULATIONS _ 1. · Off-Stree-t Parking Requirements. . In all districts, there shall be provided at the time any building or structure I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I II II II ' iii A-20 is erected or structurally altered (to the extent hereinafter provided), off-street parking spaces in accordance with the following requirements: i'i a. Dwelling: one parking space for each bathroom or fraction thereof provided in the dwelling. b. Boarding and Lodging House: each two sleeping rooms. c. Private Club or Lodge: ten members. one parking space for one parking space for every d. Church: one parking space for each six seats or seating spaces in the main aud,i torium. e. School (except high scho_o1)' :: 19rie: ·parking space for each ten sea ts in the audi tor:tuni: main assembly room or four spaces plus one additional space for each classroom whibhever is greater. · or f. High School: one parking space for each six seats in the main auditorium or three spaces . for each classroom, whichever is greater. ., .: g. Community Center, Library, Museum or Art Gallery: ten parking spaces plus one additional space for each 200 square feet of floor area in excess of 2,000 square feet. h. Hospital or Nursing Home: every two beds. one parking space for i ·. Sanitarium, Home for the ·Aged or Similar Institution: one parking space for each three beds. j. Theatre or Auditorium (except school): one parking space for each five seats or bencl) seating spaces. k. Motel, Hotel, Tourist Home or Guest Ranch: ing space for· each sleeping room or suite. one park- Sports Arena, Stadium or Gymnasium: one parking space for each five seats or seating spaces. 1. m. Restaurant, Night Club, Cafe, Dance Hall, or Similar Recreation or Amusement Establishment or an Assembly or Exhibition Hall without fixed seats: one parking space for each 100 square feet -of floor area. n; · Bowling All¢y: ·: ~our parking spa~es fo~ each alley. I. •· Ii ~I ~ I· �I • • • • • • • II l. •111 11 ,II ~c ~~ A-21 o. Business or Professional Office, Studio, Bank, or Clinic: three parking spaces plus one additional parking space for ea~h 300 square feet of floor area over 1,000 square feet • p. Mortuary: one parking space for each 50 square feet of floor space in parlors or individual funeral service home. q. Furniture, Appliance or Implement Store, Hardware Store, Wholesale Establishments, · Machinery or Equipment Sales and Servi6~, Clothing or Sho~ Repaii .6r Service Shop: two parking spaces plus one additional parking space for each 300 square feet of floor area over 1,000 square feet. r. Retail Store or Personal Service Establishment not otherwise specified herein: one parking space for each 200 square feet of floor area • I I I I I I I I s. Printing or Plumbing Shop or Similar Service Establishment; one parking space for each three persons employed · therein. t. : M_a nufacturing or Industrial -Establishment, Research or -Testing Laboratory, Creamery, Bottling Plant, Warehouse, or Similar Establishment: two parking spaces for each three employees on the maximum ~orking shift plus· space to accommodate all trucks and other vehicles used in connection therewith. 2. General Rules for Determining Parking Requirements. In computing the number of off-street parking spaces required, the following rules shall govern. a. Where fractional spaces result, the parking spaces required shall be construed to be the next higher whole number. · · b. 'fhe parking spa_c e requirements for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the Zoning Administrator. c. Whenever a building or use constructed or established after the .effective date of th~s Ordinance is changed or enlarged in floor area, number of employees, seating capacity or otherwise, to create a need for an increase of 10 percent or . more in the number of existing parking spaces, ~uch space shall be provided on the basis of the enlargement or change. Whenever a building or use existing prior I I I I I I I I I I �I I I I I I I I I I I I II I 1 ~ I to the effective -date of this O:rdinance is enlarged to · the extent of 50 percent or more in floor area, or in the area used; said building or use shall then and thereafter comply with the parking requirements s~t forth herein. d. In the case of mixed uses, the parking spaces required shall equal the sum of the requirements of the various uses computed separately. 3. Location and Improvement of Parking Areas. a. All parking spaces required herein shall be located on the same lot with the building or use served, but not within the required front yard in R-1 and R-2 Districts, except that where an increase in the number of spaces is·required by a change or enlargement of use or where the parking spaces are provided collectively or used jointly by two or more buildings' or establishments, the required spaces may be located not to exceed 300 feet from any -non-residential building served. In any case, where the required parking spaces are not located on the same lot with the bui.lding or use served, or where such spaces are collectively or · jointly provided and used, a written agreement to assure their retention for such purposes shall be properly · drawn and -executed by · the parties concerned, approved as to form ~p.ct ·executed by the City Attorney and shall be filed with · the application· for a building permit. SECTION_13. (, SPECIAL USE . REGULAT.IONS. 1. The City Council may, by special permit after report by the Planning Commission, authorize the location of any of the following buildings or uses in any district from which they are prohibited by this Ordinance and may also permit an increase of height of any such building. a. Cemetery, · including columbarium, mausoleum, or crematory; provided, that any site· for a new cemetery shall contain at least 50 acres~ · b~ Commercial stables and riding academies in the R-1 and .R-2 Districts; provided, they are ' located on sites containing not less than two and one-half acres. c. Drive-in theatre in: the ·R-1 and R-2 Rural Districts; provided it complies · with the . following requirements: I 11! �• • •II A-23 (1) Ingress or egress for any site abutting_, a state highway shall be approved by the Stat,e Highway Department; otherwise such approval · shall be given by the . City Cou:qcil!"-: (2) Reservoir off~street standing spa~e or side service road space shall be provided at any entrance sufficient to accommodate vehicles in an amount equal to at least 30 percent of the vehicular capacity of the theatre. 11111 ~ (3) Any building or structure shall be at least 50 feet from any street on any side where ingress or egress is permitted. (4) Any area of the site accessible to vehicles of patrons shall be surfaced with gravel, oil, or other higher-type paving, except that any reservoir off-street standing space or side service road shall be surfaced with oil or other higher-type paving where such space or road connects with a public way, as required by the City Council. (5) Any screen_ less than 500 feet from a . county, arterial or state highway shall be so located or shielded that the picture surface cannot be seen from such highway. (6) The site shall be enclosed with a wall, solid fence, or compact evergreen hedge at least six feet high, except as provided in paragraph 3 above. d. Golf course, commercial or private. e. Institution (penal, correctional or mental} in the R-1 and R-2 Districts, provided, the site shall contain an area of at least five acres. f. Privately or commercially operated ski facilities, with lodging facilities meeting requirements of paragraph Le. g. Trailer parks in all ·districts provided they comply with the Trailer Coach Act, (243 of 1959). I I I I I I I I I I I I I I I I h. Publicly or privately owned or operated sanitary landfill or sewage treatment plant in the R-1 an~ R-2 I I �I I I I I I I I I I I I I I II II' I Districts when located 80 -rods from any public road and provided that all parts, of the use shall be enclosed by :nat,u ral .features ;such. as trees and terrain so as to ob.struct .· from sight.- : • i. Publi.c ly,..owned warehouse /, garage, ,. shop -or storage yard · in the R-1- and R-2 Distri.c.ts. Nursery school.. when operated in a building with the external appearance of a residence in all "R" Districts. j -. k. Real estate sales offices, in connection with a specific development for a period of not more than one year. • 1. · Junkyard when locat~d -§9 rods from any public road and provided that all pa:f-t'si '&f . . the use shall be enclosed by natural features, such as : trees and .terrains so as to obstruct from sight. . ,. \-· 2. Before the issuance of· any special permit for any of the abov.e buildings or. uses,· /the application for such permit shall be made in writing on :forms prescribed by the Planning Commission. Each application shall be accompanied by an accurate plot plan, site plan, · building development plan, sketch,. program of development, or other related material .and information requirect ·by the Planning Commission or this Ordinance. 3. Before. any ;,application for a special per.mi t shall be considered ,-by the Planning Commission, a fee of $25.00 shall be charged, which shall be .payable to the City of Gaylord. When an application is withdrawn after scheduling and advertising for public hearing by the Planning Commission, the filing fee shall not be refunded to . the applicant. 4. Public )1earings on all applications for special permits shall be held by the Planning Commission in accordance with the p~ocedures of hearings on changes and -amendments to this Ordinance as prescribed in Section 17 of this Ordinance. Irr event of approval of the application by the Planning Commission,~ written recommendation shall -be made to the City Council. The City Council shall not authorize the issuance of a special per.mi t until it receives such I'.ecommendation. . . ..: ~ . 5. Appeals of any denial of an application for a special pern:iit.by . the Planning Commission may be made . to the City, Co.u nc.il: within the time prescribed for appeals from denial of applications foi changes or amendments of this Ordinance and in accordance with procedures prescribed in Section 17 of this Ordinance. I I 11 I li 1 I �I A-25 • • •1 • • • • • • !~ ii •la • 6. In approving any application, the City Council shall impose. minimum requirements as required by this section, together with such additional requirements as the City Council deems necessary to safeguard th~ public welfare, safety, health, morals, convenience, anq best -interest of the adjoining property, neighborhood and community. 7. Violation of any requirement imposed by the City Council in approving an application filed under this section shall constitute a violation of this .Ordinance and shall be subject to the same penalties as any other violation of this Ordinance. Any requirement imposed by the City Council shall become effective and shall be strictly complied with immediately upon execution or utilization of any portion of the rights and privileges authorized by approval of an application. SECTION 14. NONCONFORMING USES 1. Nonconforming Buildings. Any lawful use of a building existing at the effective date of this Ordinance may be continued, even though such use does not conform to the provisions hereof, but no such building shall be enlarged or extended. If no structural alterations are made, a nonconforming use of a building may be changed to -another nonconforming use of the same or to a more restricted classification. Whenever a nonconforming use has been changed to a· more restricted use or to a conforming use, such use shall not thereafter be changed to a less restricted use. The nonconforming use of a building may be extended throughout those parts, which were manifestly arranged or designed for such use at the time of adoption of this_ Ordinance • a. Whenever the use of a building shall become nonconforming through a change in the zoning regulations or in the district boundaries; such use may be -continued and if no structural alterations are made, may be changed to another nonconforming use of. the same or of a more restricted classification. b. Whenever a nonconforming use of a building or portion thereof is discontinued for a continuous period of two years, such nonconforming use shall be deemed to be abandoned, and any future use of such building or portion thereof, shall be in conformity with the regulations of the district in which such building is located. c. A nonconforming building which has been damaged by fire, explosion, act of God or the public enemy to the extent of more than 75 percent of its reproduction value I I I I I I I I I I I I ·1 I 'I l l �I I I I I I I I I I I ' II at the time of damage, shall not be restored except in conformity with the regulations of ·the district in which it is located. When damaged by less than 75 percent of its reproduction value, a nonconforming building may be repaired or reconstructed and · used as before the time ' of damage; provided such repairs or reconstruction are completed within one year from the date of such damage. • 2. Nonconforming Uses of Land. - A nonconforming use of land existing at the effective date of this Ordinance may be continued; provided, however, · that no such nonconforming use of land shall be in any way exp·a nded or extended, either on the same or adjoining proper-t y. :' If such nonconforming use ·of land or arty portiort thereof is discontinued for a continuous period of one year, any future use of such land shall be in conformity with the provisions of this Ordinance. SECTION 15. SUPPLEMENTARY HEIGHT AND AREA REGULATIONS 1. The regulations set forth in this section qualify or supplement the district regulations appearing elsewhere in this Ordinance. · 2. Modification of Height Regulations·. a. The height regulations as prescribed in this Ordinance shall not apply to: belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, flag poles·, monuments, ornamental towers and spires, smoke stacks, stage towers, or scen~ry lofts, tanks and water towers~ b. Public, semi-public or public service buildings, hospitals, institutions or schools, when permitted in ·: a district may be erected to a height -not exceeding 60 feet, and churches may be erected to a height not exceeding ·75 feet when the required side and rear yards are each increased by at least one foot for each foot of additional building height above the height regulations for the district. in which the building is located. c. All buildings · and-· structures within 500 feet of an airport shall not exceed :35 feet or two and one-half stories in height irrespective of the requirements of the district-in which : the airport is located. 3. Modification of Area Regulations. a. Yards; Generally: (1) Whenever a lot abuts upon a public alley, onehalf of the alley width may be considered as a portion of the required yard. I I �A-27 • (2) All parts of _any required yards or open spaces shall be open ·to the sky, except as authorized by this Section, and except for accessory buildings in the rear yard, open rir lattice-enclosed balco~ies opening upon fire towers which may project as much as 10 feet into the rear yard, and ordinary projections of skylights, sills, chimneys, belt courses, cornices and ornamental features which may project as much as 12 inches into a required yard. (3) In the event that a lot is to be occupied by a group of two or more related buildings to be used for residential, institutional, hotel, or motel purposes, there may be more than one main building on the lot when such buildings are arranged around a court having direct street access; provided, however~ ■ (a) That said court between buildings that are parallel or within 45 degrees of being parallel, shall have a minimum width of 30 feet for one-story buildings, 40 feet for two-story buildings, and 50 feet for three-story buildings, and -~n no case may such buildings be closer to each other than 15 feet; and (b} Where a court having direct access to a building is more than 50 percent surrounded by a building, the minimum width of the court shall be at least 30 feet for one-story buildings~ 40 feet for two story buildings and 50 feet for threestory buildings. (4) Where a lot is used for a commercial or industrial purpose, more than one main building may be located on the lot, but only when such buildings conform to all open space requirements around the lot for the district in which the lot is located. (5) Front and side yards shall be waived for any dwelling, hotel or boarding or lodging house erected above the ground floor of a building when said ground floor is designed exclusively for commercial or industrial purposes. I I I I I I I I I I I I 1 I l l l l l ---= �I I I I I I I I I I I I -~ - A-28 · b. Accessory Buildings and Structures. (1) · · Except as· herein provided, no accessory building shall project beyond a· 'required yard line along any street. · · I l I I (2} . Filling station pumps~and pump islands may occupy the required · yards;" ·provided, however, that they are not less than 12 feet from street lines. (3) One directional or name sign or sign advertising products sold on the premises may occupy required yards in district where such sign· is permitted by the use'. Tegulations of this Ordinance; provided such sign doe·s: not contain ffashing, moving, or intermi ttent illumination; a (4) Accessory, · open and uncovered swimming pools and home barbecue grills may occupy a required rear yard; provided they are 'not located closer than five feet to the rear or side lot line. ( 5) Accessor'y buildings which are not a part of the · main build.ing, although connected by an open breezeway may be ·constructed in a rear yard; provided such accessory building does not occupy more than 30 percent of the area of 'the· required rear yard, and provided it is not located closer than five feet to the rear or side lot line. f c. · Front Yards: {1) Where an official line has been established for the future widening or -opening of a street upon which a lot abuts, then the depth of a front or side yard shall be measured from· such official line to the nearest line of the building. Girages detached ' or attadhed to the main building and· entering on the side street o'f a ·corner lot shall maintain a yard of 20 feet in front of the garage. (2) Open, unenclosed porches, platforms, or paved terraces, not covered by a roof or canopy and which do not extend above the level of the first floor of the building, may extend or project into the front or side yard, not more than six feet. (3) (4) The front yards heretofore established shall be adjusted in the following cases: I r �A-29 (a) Where 40 percent or more of the frontage on the same side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have (with a variation of five feet or less) a front yard greater in depth than herein required, new buildings shall not be erected closer to the street or water's edge than the front yard so established by the existing building nearest the street line. (b) Where 40 percent or more of the frontage on one side of a street between two intersecting streets or on water frontage is developed with two or more buildings that have a front yard of less depth than herein required, then: (b-1} Where a building is to be erected on a parcel of land that is within 100 feet of existing buildings on both sides, the minimum front yard shall be a line drawn between the two closest front corners of the adjacent building on each side; or (b-2) Where a building is to be erected on a parcel of land that is within 100 feet of an existing building on one side only, such building may be erected as close to the street or water's edge as the existing adjacent building. SECTION 16. I • • BOARD OF APPEALS There is hereby created a Zoning Board of Appeals which shall perform its duties and exercise its powers as provided by Act 207 of the Public Act of 1921, as amended, and by the provisions of this Ordinance to the end that the objectives of this Ordinance are observed, public safety, health, morals and general welfare secured and substantial justice done. a. The said Board shall consist of seven members appointed by the City Council. The members shall serve for terms of two for one year, two for two years, and three for three years, respectively, in the first instance, and .t hereafter appointments shall be for three years each. At least one member of the Board shall be a member of the City Planning Commission. The Chairman of the Board shall be annually elected by the members of the Board. Vacancies shall be filled by the City Council ·f or ·the unexpired term. I I I I I 1 1 l l l l �I I I I I I I I II II -II II t 'fll II t -~ ,· b • . The Board shall ·fix a reasonable ··and regular time and place . for meetings and -it shall adopt such rules as ... may be -necessary -and proper to govern. its proceedings. Such :rules shall be in -conformance with requirements of this Ordinance. All meetings shall be-open to the public. The Board shall keep minutes of ·its proceedings, including a record of the vote 6f each member on each action and such -minutes shall be public records.• c. Powers and Duties: The Board of Appeals shall have the following powers: (1) To hear and determine appeals where it is alleged there is · error or- abuse of discretion in any order, requirement, decision, or determination made by the .. Building Inspector in the enforcement of the provisions of this · Ordinance. ·(2) To hear and determine appeals from the rulings, decisions, and · determinations of the Building Inspector granting or denying applications for variation from any requirement of this Ordinance. Appeals - How Made: : (1) An appeal shall be -in writing and shall be -filed in duplicate in the office of the Building Inspector upon forms provided by the Board. Such appeal must set forth specifically wherein it is claimed there was an error or an abuse of discretion by this action or where the decision is not supported by evidence in the matter., · (2) · Any appeal nBt filed within -10 days after the · rendition, in writing, of the decision appealed from, . shall be dismissed by the Board. (3) Within five days after the filing of the appeal, the Building Inspector -shall transmit to .the Board all papers involved in the proceedings, '. a . copy of his findings and determination relative thereto,·· and one copy of the ·appeal. In addition, he may make and transmit to the.Board such supplementary .report as ·h e may deem necessary to · present clearly the facts and circumstances of . the case. .. . ' (4) Upon receipt of the record, the Board shall set the matter for hearing and ..give ,notice by . mail I •I •I I I 11 I I -.d 11;1 �A-31 of the time, place and purpose thereof to the appellant and to any other party at interest whb has requested in writing to be so notified, and no other notice thereof need be given, except in those cases hereinafter mentioned. (5) Upon hearing of such appeals, said Board may affirm, change, or modify the ruling~ decision, : or determination appealed from, or in lieu thereof:, make such other or additional determination as it shall deem proper in the premises. (6) The decision of the Board upon the appeal shall be in writing concurred in by at least three members · of the Board, which shall forthwith transmit a copy thereof to th·e appellant~ Any such :decision shall, in all instances, be firial administrative . decisions, and shall be .s ubject to judicial review as by law may be provided • • • • (7) No determination of the Board permitting the alteration or erection of a building under a variation shall be valid for i •period loriger than Six months unless a building ·permit for such alteration or erection is obtained within such· period and such alteration or erection is started and proceeds to completion in accordance with the terms of such permit. (8) No determination of the Board permitting a use of a building or premises under a variation shall be valfd for a period longer than six months; unless such use is established within such period.; provided, however,· that where such use is dependent upon the erection or alteration of a building, such determination shall continue in force and effect if a building permit for said erection or alteration is started and proceeds to completion in accordance with the terms of such permit. 3. ' Building Permit. a. No building permit shall be issued by the Building Inspector until he is satisfied that the proposed building structure complies with all of the regulations of this Ordinance. Where a building permit is not required for the use of land, a Zoning Certificate shall be issued by the 1·n spector certifying that the use of such land complies with all the regulations · of thi·s Ordinance. I I I I 1 l l .1 l 1 �A-33 buildings shall have been completed in conformity with the provisions of this Ordinance. A record of all certificates shall be kept on file in the office of. the Building Inspector. · (4) No permit for excavation for any building shall be issued before application has been made for Certificate of Occupancy and Compliance. SECTION 17. AMENDMENTS The City Council may from time to time amend, supplement, or change by ordinance the boundaries of the district or the regulations herein established. Before taking action on any .proposed amendment, supplement or change, the Council _shall submit the same to the Planning Commission for its consideration and for public hearing in accordance with the requirements of Act 207 of the Public Acts of 1921, as amended. When any such amendment proposes the rezoning of any premises, the Building Inspector shall cause the premises to be posted for six days preceding the date of the hearing with at least one sign stating the nature of the proposed rezoning and the time and p1ace of the hearing. Following the public hearing, further procedure shall be in accordance with the provisions of Act 207 of the Public Acts of 1921, as amended. SECTION 18. PENALTIES 1. Any building or structure which is erected, altered, maintained or used and any use of land which is begun, maintained or changed in violation of any provisions of this Ordinance is hereby declared to be a nuisance per se. Any person, firm, corporation or other organization which violates, disobeys, omits, neglects or refuses to comply with or resists the enforcement of any provision shall be fined upon conviction not less than Ten Dollars ($10.00) nor more than Fifty Dollars ($50.00) together with the costs of prosecution, or shall. be punished by imprisonment in jail for not less than one day nor more than five days for each offense, or may be both fined and imprisoned as provided herein at the discretion of the Court. Each and every day during which an illegal erection, alteration, maintenance or use continues shall be deemed a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the provisions of this Ordinance. �A-34 • •II •I I -II -II - ·2. , The City Council, the Board of Appeals, or any owner or owners of real estate within the Zoning District in which such building; structure .or premises .is situated may institute injunction, mandamus, abatement or -any other appropriate action or proceedings to prevent, enjoin, abate, or remove any said unlawful erection; alteration, maintenance, or use. The rights and remedies provided herein are -cumulative, and in addition to all other :remedies provided by law. SECTION 19. VALIDITY This Ordinance and all parts thereof are hereby declared to be severable. If any part is adjudged unconstitutional or invalid, it is hereby provided that the remainder of this Ordinance shall not be affected thereby. The City Council hereby declares that it would have passed thiS hOrdinance and each part, section, subsection, phrase, sentence and clause thereof irrespective of the fact that any one or, more parts, sections, subsections, phrases, sentences or · clauses be declared invalid. · I I~ ,. 'II ,. • �APPENDIX B PROPOSED SUBDIVISION REGULATIONS GAYLORD, MICHIGAN •I ~ ~ • •ii I ' Prepared for the CITY PLANNING COMMISSION by Harland Bartholomew and Associates Saint Louis, Missouri I I I I I I I I I 1 1 �'J I TABLE OF CONTENTS Section . . . . . 1 Title and Purpose. 2 Definitions. 3 Jurisdiction and Procedures. 4 Preliminary Plan 5 Final Plat Requirements •• 6 Design Standards 7 Improvements •• 8 Exceptions • • • 9 Changes and Amendments • • • B-16 10 Validity. • • • • • • . . . . . . . . . .B-16 11 Penalties •• 12 Conflicting Ordinances Repealed •• • • • .B-17 ... • • B-2 .... .... ... . . . . . . • • B-2 • • • B-4 • • • .B-6 . . . . . . . .B-8 • • • . . . • • • • • B-9 . . . . . . . . . . .B-13 . . . . . . . . . . . . .B-15 .. . . . • • • • • • • • B-16 �" " II" II " ' II' ' ' ' ' ' ' ' ' ' PROPOSED SUBDIVISION REGULATIONS, . . .. .. , •· Gaylord, Michigan The following regulations provide for ·the 'harmonious development of areas in the City, _for the coordination of streets within· s·u bdivisions with· 0th.e r existing or planned streets or with oth~rfeaturep of the· Comprehensive Plan; for adequate operi spaces for · traffic, recreation; light ; and air, for an appropriate distribution -of population· and traffic ·and for in. _. s·tallation · of· physical ·improvements, 'w hich will fend· to create condi ti•o ns favorable to health, s ·a fety; convenience, and prosperity. · · : PROPOSED SUBDIVISION REGULATION · A REGULATION TO PROMOTE IN ACCORDANCE WITH PRESENT AND FUTURE NEEDS, THE SAFETY, MORALS, ORDER,' CONVENIENCE, PROSPERITY, AND· GENERAL WELFARE -OF' THE CITIZENS OF THE CITY OF· GAYLORD, MICHIGAN, AND TO PROVIDE FOR EFFICIENCY AND ECONOMY IN THE PROCESS OF DEVELOPMENT, FOR CONVENIENCE OF TRAFFIC AND CIRCULATION OF GOODS, FOR GOOD CIVIC DESI.GN AND .ARRANGEMENT, AND FOR ADEQUATE PUBLIC UTILITIES AND FACILITIES BY PRESCRIBING RULES AND' STANDARDS·FOR'- :THE SUBDIVIStON OF LAND AND FOR THE ACCOMPLISHMENT Oi!" SAIO: 'PURPOSES TO PROVIDE FOR THE ADMINISTRATION AND ENFORCEMENT ,.HEREOF. . , . . · .. .i BE IT ORDAINED; BY THE CITY COUN_CIL OF ,GAYLORD, MICHIGAN. • ! ' ' ~ .· ! . .. ·. �IJ I B-2 I I I ~ • •I II •II II II • -I •I . . . . : t t, : . ,- ' 1. Title. This R~~ttl~tion -shall be known, referred to, and cited as, "The Land Subdivision Regulations of the City of Gaylo:r;~i ,)1',l.i ~~igan" -~ . .~ . . . . .. , "' ~ ~ • '• .. ' • ~ , , • 1 • .(. • • .,, • , f • ; ' • • • , ' • \, \ :, ' ,' •• • • • • I , • .' ' •• , • • . • · , . . 2;. Purpose. This Regulation is .. to · provide for t'he ·h~r·monious dev.~;to"pµient of ' areas. w~ 1;1).in,, the Ci.t y of Gaylor:d , fo_r . the· coordiilatio'n . of stre'e ts wftp.in supdiv:i,.s.i ons . with"' other exi,s~ing ·or.. pla,p'ried_· sti;\eets;_o:r .y,ri_th . other ' fe~t~re~ . of ·1:h·e . Com~ prehen,s~v.e, , P~ap.; . ;or·· adequate, C?PEin. spaces ;. _for tfa":ffi9, · r~cr~atlqn, light. _a nd a~r; a;nd f9;r a d;i;§tribution of populat;J.9n . and trri.ffic which will tend to create conditions favorable health, safety, convenience and prosperity. to .f . I ' ' _ • SECTION II - DEFINITIONS .•: ··:;:··: · :·'·.. . , ; .··· ... . ' . •.- . . ;_. ,; ·.' . .', . .. For -t)l~ purpose o.f . th:i,.s Regl;l.l at,ion, cer.ta;i.n . words and te·:r;m$ are : p.er~\v:j. th de'.:f i,ne_d; the . singular in9 ludes the plural and - the : :plural ; inc 1-udes the,'. ~·iµgu·lµ; . the i "sh~l 1 is: ., m,and:a tory__and , np~ :--d}rec~<;>ry.·. : · · · · · · ' , ..,. '· · ._ ;:''. -' .:. word o • I l •, • ; 11 'i' •••• • • : / ,' ' ••. • . , 1. · ., ... - . .·_.• Subdivision. . • ' • : ~ • • •' ' • • • l , •• •, l • ; •.. ; '. • • ' II -I ! -~ l •, ~ II II ' ,' : ; , I. ~ (a) . 'l'he,; diyis;ion .o'fi,-any,, parce:r of _. land showµ ij.s. ,;. :, a unft'. or .as :con"t;,iguoU:s .'.i.1nits ori . the ' last pr·eced1ng ~ .. .; tax roll, . in.t o three . or mp~e .'pa_:i;cels, .. :~ite~,. ot· lots,:, .. .· any one of which is less than five . acres ·~ for the ·pur~ . pose,. wh~ther .immediate .or,..fut1:1re of tra_n sfer of . ownership; ·provided·~ however, . that ' the divi"sion or partition of land into parcels of more than five acres, not involving any new streets, or easements of access and the sale or exchange of parcels between adjoining lot owners, where such sale or exchange does not create additional building sites, shall be exempted; or, (b) The improvement of one or more parcels of land for residential, commercial, or industrial structures or groups of structures involving the division or allocation of land for the opening, widening or extension of any street or streets, except private streets serving industrial structures; the division or allocation of land as open spaces for common use by owners, occupants, or lease holders, or as easements for the extension and maintenance of public sewer, water, storm drainage or other public facilities. 2. Subdivision, Class 1. A subdivision in which the smallest lot has an area of less than one acre and a width of less than 150 feet • II ll �• • • I. • •1• r " , \i ■ 1YI 1• • •I. 3. Subdivision, : Class , 2. A subdivision in which the , smallest lot has an area of one acre or more and a width of more than 150 feet. 4. Building Line. A line ol'l a• plat · between which line and a · street. no building or structure may be :erected~ ' .5. Cul-de-Sac.· A minor street with only .o'n·e ' outlet and culminated by a turnaround. 6. Roadway; That portion of. ·the str·e et · avai:lable for vehicular . traffic and, where curbs are laid, the -portion .f rom batjc-to-back of curbs. ·•,i 7. Street. All property dedicated or intended for public or private use · for ·.access to abutting lands: ~r .s~bject to public easements. therefor;·:· and whether designated as a street, highway, thoroughfare, parkway, throughway, . e'xpressway, road, avenue, boulevard, lane, place, ·circle or . however otherwise · designated. 8. ,Minor Stre.et. A street n0t designated as -a major thoroughfare in the Major: Thoroughfare Plan for Gaylord. 9. ,Major Thoroughfare~ A street designated as a major thoroughfare: in the Major Thoroughfare -Plan .-for Gaylord • 10. Easement~- · A grant by the property owner of the use for a specific purpose of a strip of - land by the general public, a corporation or a certain person or persons • 11. Lot. · A portion of a subdivision or other parcel of land intended for the purpose, whether immediate or future, of transfer of ownership or for building development. I jj ~ • I 1• 1• 1• I. 12.- Subdivider. Any person, individual, firm, partnership, -association, corporation, estate, trust or any -other group or -combination -acting as a unit, - dividing; or proposing to divide land so as to constitute a subdivision as defined herein and includes . any .··agent of the subdivider • · 13. - Performance . Bond • . A surety :bond or. cash deposit made out to the City of -Gaylord in an amount equal ·to the full cost of the improvements which are required by this regulation, said cost being estimated by the City Engineer and -said surety bond or cash deposit -being legally sufficient to secure to the City that the said improvements will be constructed in accordance with tbis ·regulation. �SECTION .III ~ : JURISDICTION AND . J?~.,O~Q:µRE · :·, . . . . _ f . ,···. , ,.. . 1. Plat, When Required. It shall be ·unlawful for the. owner, agent, or persons having control of any land within the .' City;'c,f.· Gaylord · to· subdivide i or lay, oµt such I .a nd -into lots, blocks ;- streets ·, . avenues,· alleys; public ways · and grounds, unless by plat in accordance with the laws of the .• State i of -Michigan · arid .: the provisi-o ns of this _R~gulation. ' I I •II I I "• • .I ; •· ·1 1 I Each subdivider should confer with the City Engineer before · preparing .·the . preliminary. ·. p1an in . ord~;r that he may .become -familiar with '. the requirements of these :regulations and the proposals of the Comprehensive Plan as ··they ·may apply to the land proposed to be subdivided • . I •.~ .- _; : · 2: .. Procedure~ .. In . :obtaining f i nal approval oi' 'a propqsed subdivision ,by the Planning Commission ·· and :•the City · Council,, .the subdivider -shall .submit a pr.eliminary plan, a performance bond ·; ias -may be required and a . f,inal ·plat ·in · accordance with this Regulation. · ,. .. (a) · -'llhe · subdivider shall firs:t :.P.r epal;'e .··aii_d file with .·_ the .City: Engineer four •copies · of ··a preliminary · plan conforming to the requirements set forth in this i •. :Regulation~ . · Said plans sball:_- ·b~ _:a~c.9mp~_ ie.4 •. ~y a fee .of One Dollar . ($LOO) -for :each lot ·in the ·subdivision providing said subdivision does not consist of less than ten ·· lots; ·. in, which case a ,·minimum f:_il~~g -fee , of Ten •Dollars .. ($10.00) · .shall be required.,', · ·. • . ·· ,: . (b) A hearing on the preliminary plan will be held before · .the :.Plannirig Commission at its . f;1t,st .regular meeting following the filing. No ·hearinir~shall - . : be held by ·. the Commission until notice ·thereof, which shall include the time and place, shall be given by . the City Engineer . in :behalf · of the Cornp1i,s si.bn,_~ by mailing · a notice to =the persbn o~ persons who filed 'the preliminary plan to •the address set forth in the filing papers ' arid :to such · other interested parties , : as may be · determined by . the Commission. I 1 ) •, · ·· · (c) ,. '-The City Engineer shall : ¢xanii:P.Jf said plan · as : · to its compliance · with the laws and regulations ,of tne·. . • City . of Gaylord;- the existing street system ·and good engineering practi'ces: '- and shall, .withiw·l5 days;·' suB- · :•mit his, findings in duplicate ' to . the Planning Commission • . . ,, : ·. .. (d) The Planning Commission, upon receivingthe City Engineer's report, shall within a reasonable time consider said report and pass upon the plan. It shall , !1 ~ 1f ~~ • Ii �• • •I. ,. 1:r i •1. ,~. l. l■ '• '• B-5 then set ..forth its recommendat_ions in writing, whether . of approval, modification· 6:r ·~is approval. In case of . modif.ication c;>r disapproval, . it. shall give its reasons . therefor. The. Planning Commi_s sion sh~ll return one copy of any approved preliminary plan to the supdivider. I 1 I I~ . _ (e) Upon approval of the .preliminary plan _by the Planning. Commiss_ion, the subdivider may proce~d with _the preparation of the final plat arid detailed construction drawings and specifications for the improvements required under this Regulatiqn. . . (f) The approval of--the preiiminiry plan by the Planning Commission is revc;>cable and, does not constitute final approval: _. or acceptance , of the sub di vision by- the City Council - or authorization to proceed on construction of improvenien,t s _within the subdivision but sµall qonsti tute. ap:pro:v.al -:o.f . layout and general engineering proposais, and plans. . . (g) Before submitting .the final plat to the Planning Commission for approval, the subdivider shall furnish _all pl~ns_ and . information as listed in "Final Plat Requirements" necessary for the .detailed engineering consideration of .the improvement.s required and obtain the approval of the City Engineer which shall be endorsed thereon. (h) For · final .p lat approval, -the subdivider shall submit to the Plan~ing Commission: .. . . ' (1) . (2). . .' : Six copi,es. of the final plat. . ' A perfo~mance- bond as :r ·e quired and approved by the City _Enginee~. (3) One copy of the certified approved plans, profiies, cross sections and specifications. {4) A certificate from the City Engineer that the final plat is substantially in accord with the ·preliminary plan as approved by the . ~lanning Commission. ' . ( (i) . W}Jen the finai plat has been passed upon by the Planning Commission, six copies of the final plat and performance bond shall forthwith .be transmitted to the City Council together with a certificate showing the action of the Planning Commission. �I j' I ·. (j) :'·-' when the f:i.nal plat ·has been · approved by the Ci'ty' C~uncii'~· t'be · pe·r forma:hce. ; bond -:accepted;' and all :-, '. ; si'x' copies . duly; ce:ttifiec:l', ·· ·o ne copy shall be delivered . . to- the Planni'ng . Commission ; and ·o ne copy to• ·the · Ci-ty >< ·' ':i!:ngi'neer ··fo'r : tlreir i·es'pective files, and t 1hree to , the . subdivider, two of which are for filing with the County · · ile·c order·: and ·eounty ·'Auditor ~ · If said :plat is · disapproved ; by' fhe ·ctty ·council·, . such disapproval shall pointi: 'out in . ·, · ·w ri'ting· whereiri · said· pro·p os~d plat · is obJecti_onable • . : (k) The passage - of the resolution accepting the plat shall constitute final approval of the platting of ·. the - area' shown on the ' final plat, but · the · owner shall · -. cause such plat' 1to be recorded· in the offices· 1of the Cdunty Audi tor ahd Gounty Record'e r• of Deeds, · and shall file · satisfactoty evidence of such •recording 'in the office· of the City Engineer before the City shall recognize the :plat ·~s being in fUll force and effect. . 'i . · ; • •I I 'I II I • ·, ' (1) . The State requires certain certificates be ent~i~d 6~ r~bord tOgethe~w~th the certifie~ .~lat. • • : f •• • • .. . • . •· .' :,_._ l (in) ' > 'Receipt : df · the- duly!. certified· fi'nal '· Plat by tbe ·· subdivider is authorization: that " he· may proceed wi-th ·th_e · installation and const!I'Ucti'o n · of the . required improvements. ·· · ,:. · · (n) The City of Gaylord ', will return the performance bond t ·o · .the ' subdiv·ider upon certification by the City Engineer of satisfactory -comple·tion: · of- the ' installation and construction of the required improvements and acceptance of the requ-ired ·:1.mprovemehts by• the City Council. Pr~or to certification_ by the City Engineer, the subdivid'e r · shall file with · the City Engineer plans, profiles, and cross sections of the required' i mprovements as they have be_e n_ buil ~PRELIMINARY PLAN .: SECTION · IV - 1. The Preliminary Plan shall be clearly and legibly drawn to a ·scale of o'ne itich to one- hundrect ·feet or less and shall ·be 'plainly marked ,_,,: P..reliin'i narY Plan" . ~ 2~ .: • ,;· ; - . ~. - • . _., .. :.. ! ': ·. ' .: ! .. . . The Plan Shall Shov/~ . .. !. - -. · ·· · · · . ··: (a) The, proposei°<:f riame: of· the subdivision and, if different,· the t i tle -· under · which the .• subdi vi's ion · is to be recorded. . ·,; : . : ,, ... ·: ·· , ..• .• 1 , ; . .. ; , '. : ' !.· �l l B-_7 ■ I. (b) The name and·· addr.ess. pf. the owner ·:a,nd ·..tl,1e name, address and profession o·f ·1:lie 'person preparing the plan. :.:·,::·:.·.\cl- ~~h~ d~t~,, . sda"i_e~. ~~d: -~~rt'b po.i iit"', .•·ali'd·' ·.~ key map, . showing· .the gene_r al lo_q ati;Q_Il . of. the proposed-_subdiyi~ion in re'fatiori to surrounding development. ; (d) ~i· ~: • . • • \. • ·•. J \;. ' . . . . The legal descripti6t1 .. o·f--·the- ·area · being platted. (~~· . T~~-~~undary.ii~~ i~~c~rate in s~~le), t~e dimensions and location of the property to be platted and the location. of ·. section lines. , Contours , _wi t ,h· intervals of ~ot l~ss ihan five ie~t. · ·· · ·. , .. :· (f )' . Tll·~' ~-~ -~s; ~.n d loc_3: ti~~, of -adj-acent subdivisions and the names of record owners and location of adjoining .. -p arcels· of .:unplatted la.nd • . -... .. -· - . .. ·· . ' ., ••• • • • • • • • I,. . • • J . • . _(g) .Th_e location of proper_ty lines,.. str.eets and alleys, , easements,, buildi·ngs ,: ,uti,'li t;ies,, watercoµrses, ~ree ~asses and ~ther existing ~eatur~s . affecting the plan. · . . 0 . zo~ing (b)_,.- Th~. _cla~sj'.fi.~ ~tion ap4 p;oposed: use for the area being platted. · (i) . · The ia.yo~t, :. nu'~b~~ and · appro~iµi~te:: -~limen!3ions of proposed lots. {j). ·_:;r~~ -.:•1~yo11t of al~ existing. ap~- pro_ppsed b11ild- ing lines and easeplents • .· · · ·, , . ,· ~k) . Tbe .locatio~,-. width: .and. diuiep.s_:i,ons of all streets, .. B;lleyi;; .~nd grounds prop<;>s_ed to ..be .~edica.ted . for. public use. '(1) :·P~oposed.-~ain~'s for all streets .i:~-~ the .area being r■ ~ I - Ill ' platted. ·· · · · ·· (m) .Written and, s·igped statem~~ts explaining how and when the subdivide~- proposes to provide and install all required sewers or other disposal of sanitary wastes, pavem~nts, ;Sidewalks. and . dr,~:i,nage st;ruc;tures.• , ..•. , (n) Written and sign~d stateme~ts/ .of. t _ he' appropriate officials of the availability of gas, electricity and . water to .;the propose~ subdiyisJon. (o) Any restrictions prop~sed to be included in the •· ., owne~.'s. declar.at~on o;f plat .. ·_ ., 1 I �I I I II I I II I II B-8 SECTION FINAL. ;PLAT ·_ ··" .REQUIREMENTS .· . . :; _. .. . . . V , The Final .Pla,t ..s'1all ..be c _learly and legibly drawn to one inch to. ·one hundred feet ·or less and in ink on tracing ' cloth ~:ny . ot°her s~it~~l.e pe,rmanent base. . . . _ 1. of a . scafe or· . .• ~ . The Plat Sb.a ll Show:, 2. . (a) r1,ie title unde,r which ~he subdiy_ision: is to be r~corded. . .· ..· . .· (b) The name or names· .of the ow~ers and subdividers. . . . (c) _Th~ date, sqal_e and northpoint, . and a key map ~hoiirig the ieneral loc~t~on of the prQposed subdivision. (d) II 11 The legal descript_ion ·of the area be'ing platted. (e) Accur~te, distanc~s' and bearings of all _b oundary · lines o{ the subdivision_ iric1udin·g all sections_, · u. s. Survey and Congressional township lines. . . ''II 11 ' 11 11 (f) Cent~rlines ot all propose~~nd. adjoining streets with their right-of-way· widt_h and_ ,names,• . (g) . Lines _of al~ lots . wi:th a . simple method of numbering to identify all lots' ~nd bl_o cks. _·. '. _ (h) All building lines and all easements provided for public service together ~i th _· their dimens'ion:s and any limitations of the easements. 11 11 I (i) ·. Any arid all 'dimen~ions ,-necessary for . accurate location of the.boundaries of the site' to be developed and of all. streets, lots, e<\sements and dedic.a ted areas. These dimensions shall ' be expressed in feet a~d decimals of a foot. Al;I. :r~dii, . arcs, points , of t~ngency·, _: ce.nt~al angles . and lengths of curves~ . , .·.· (j) (k) Certification' by a registe-~ed· land surveyor that th_e final plat. as. shown is a 9orrect represe.ntation of the· SU!Vey' ·as made. . . .. . . . ·, (1) All survey monuments and benchmarks', .together with tpeir descripti~n! • ·,. , .. " f • · (m) Private restrictive ·covenants and their . period of existence. lj 1, I ~I 1r �1 .a-.9 (n) The accurate outline, dimensions and purposes of all property which is offered for dedication or is to be reserved for acquisition ~o~ pubJic us~, or is to be · reserve·c f j:,y deed covenant ;£or . the common us.e of the prop. ·. ez;ti.'owli~l's. :i)-1 the suJ:>diyisi9,n. . . SECTION VI - DESIGN STANDARDS _ 1. All subdiv:i s.ions -sb,all. c'onf¢'~m. ·to the minimum design standards of this section. . 2. Streets: (a) The street : and . aliey arrang·~ro'ent shall be such as to cause no hardship ;t o owner.s of ad~oining property ~hen they· seek to shbdi*ide th~ir land~. ; (b) The arrangement of str~ets shall make provisions for continuation of _the pr"incipal existing streets in adjoining areas. · · {c) Otf-s~t streets shall be a~oid~d. {d) The right-of-way width . for major -stre~ts shall conforlll to the . Major· Thoroughfare Plan of t _b e Comprehensive .Plan and to all subsequent amendmen~s or. additions thei·eto. (e) The minimum right-of-way width for minor streets shall b~ 50 feet. (f) When streets adjoin unsubdivided property, a half-street not less than 30 feet in width may be dedicated, and whenever the subdivided property adjoins a half-street, the remainder of the street shall be dedicated. · ·· · · (g) Proper access ·shall be given to all _lots from a d~dicated stre·e t. · (h) All dead-end streets shall terminate in an open space having a minitmim radius _o f . 50 feet. No . dead-end streets .shall e~crea· eoo f~et in length. {i) Reserve · sti-_:i.ps controlling· access to stre·e ts -· shall be pr6hibi ted. .. · .. . (j) A tangent of at least 100 feet long shall be placed between reverse curves on major streets; on minor streets such tangents shall be at least 50 feet long. �B-10 • ,:' . ·' · . ' · ('a-) · Th:e lot: a:'rr·a ngerifent·. and design shall be such ·· ., :· : ·, t-ba t all · Io·ts ·w ill · pt-oviae: satisf·a cto·r-y and de·sirable building sites proper·1y rela·ted · to topography and the character of adjacent development. • t • I • (b) All side lines of lots shall be at right angles to· . straight street lin-es ·ta.dial · to curved street lines unless a variation of this rule will· givB · a bette~ street and lot plan. or . ~ .. Lots with double frontage shall be avoided. (c) • : ~• • ~ I • • r I . • • ~ •· • • • ' • '· (d) · Access from a· publi"G:: st'reet shall be provided · for all lots.- ;.•·., · (e) ' No ' lot shall have a'· depth' of · less than 100 feet or a ' depth in excess of thr'ee: · t-imes· its ··width. · . (f) The minimum width of residential lots shall be 60 feet at -t he . buil·d ing : lines... · · · • (g) No lot that- is'· to be used· for reside1ntial pur. · poses shall· contain· an · area · of less·•than 7; 500- ·square feet.· provided;i. however,, that- ali; lots shall conform in area to any city zoning regulation. · . (b) Lots at; int-ersections of major ·streets and at all acute angle intersections shall · ha·v e : a radius' of 20 feet at the street corner. .. ·-::- : 4. ·Building Lines: · · (a) Building lines sh·a ·ll be ·shown on all lots•· intended for residential use and on commercial a'nd · industrial lots immediately adjoining residential areas. Such · building lines shall ·not · b:e les·s than the requirements of any zoning ordinance or regulatio"n, at1d in no case shall such building lines be less than 25 feet from the right-of-way of the·1street : or highway: upon which the lot ·. fronts, ·· exd~pt that ' where all.· frontage on :· one side of a street between .· two inte·rsecting ··s treets· o'r ·. for a distance of 300 feet or more is to be used for commercial or indus·t rial :p urpose·s; ' said ihi'nimum bui'l'ding· lines.' shall not be less than 20 feet. '· · · ,, ;-:. · · ·· ! ,. . . . : •, •, • I•, I . •:. • .. •' (I .I ~ 11 I I 11 I I �r. ,;--_ _______________..:.:=====================;;;;;;; 11 11 W1 • .. ! (b) Restrictions requiring buildings . to be set back to such building lines shall either be shown on the plat or shall be contained in a separate .recorded instrument and referred to ~n t~e plat. · 5. Open Spaces Other Than Streets: ' (a) Where the area being subdivided includes lands to be used for parks under the officially adopted Comprehensive Plan, the subdivider shall indicate the location of such areas on the subdivision plat ··and shall grant a two-·y ear option 'for the purchase of such · lands or easements by the appropriate public agency at the appraised value prior to subdividing plus one-half the cost of grading and surfacing of the portions . of any streets that are contiguous to the site. (b) Said option may be taken up by the ap·p ropriate public agency upon the· payment · to the subdivider ·of 10 · percent of the total purchase price; total purchase: price being the price plus pro-rata street costs. ·said amount shall serve as either earnest money, ' · in the event the purchase is not completed, or shall be applied on the purchase price if. the purchase ·is completed as hereinafter provided~ The balance of the purchase price; · phis interest computed at the current bank rate, shall be payable over a period of not to exceed 12 months or the remainder of the current fiscal year, whichever i's shorter. (c) In case of a disagreement over the value of the land, said value shall be established by three qualified appraisers, one of whom shall be appointed by the purchasing public agency, one of whom shall be appointed by the subdivider and one of whom shal~ be mutually agreed upon by the two appraisers named above. The subdivider shall bear the cost of any· appraisa:1. · ·If the option is not taken up within two years as· prb~i~ed hereinaiter, or if the purchase is not completed within the applicable period of ttme, then the subdivider may ··sell or use the lands for an alternate purpose, which alternate purpose shall be shown on the approved subdivision plat. 6. Alleys: Where there are alleys, the minimum width shall be 20 feet. A cut-off shall be provided at all acute angle alley intersections. Dead-end alleys shall not be allowed. 1 l I I I �B-i2 ,7 . . Eas~ments: . i (a) . •Where, there · are .no .alleys, easements of at least seven and one-half .f.eet in width shall be provided and dedicated on each side of all rear lot lines and along side lot· ·lines where necessary for poles, wires, conduits, ·s·torm "aiicf ·sari:i. ta.r y. s·ewers, gas, water . an~ other: mains. . ·· · · · l·, • • • • ! '·' (b), . An. adequate easement sha:11 be 'dedicated · along all import.ant watercourses for ·the · purpose ·of widening, deepening, .. sloping, .. improving or protecting the , stream for drainage ~urposes. ,8.. Character: of Development·: . ..: (a) The Planning Commission shall confer with the , · subdivider regardi-ng the ·type. and character of · developm~nt that -will be permitted itr the subdivisioft, J ~nd may agree with the subdivider 1 as' to ct9rta·1 n·! minimum ·restrictions to be placed. upon the property ·to· prevent· the con, struction of sub~tandard buildings; -to contrc>l·' tb.~·' type and use of sti;-uctures:: or the use· bf lots ·which, · unless so controlled, · would cleatly d~pree~ate the- ~ha~act~r ' and value of. the proposed subdi visitm: and o'.f. adj'o'ining property~ .\ ,·. , · · : ·' ·· · ; . • '• I ' - . (b) · .·The Commission shall· have<power to agk-ee · With the subdivider upon the use, height, area or bulk restrictions gove-rning. building and·.premises, providing ~hat eaid restrictiorts . do ndt i kuthorize· the violation of, any zoning .regulation of the City. ·· · · · (c) ,6~ed- re~t~ictions . and covenahts shall .not contain rev.ersionary clauses wherein,·any lot shall :return to th~ subdivideribecause of a violation· of · the terms of ·. the restrict~ons or covenants. 9. Maintenance of Improvemetlts iOutsideCorporate Limits: Where a subdivision outside the - corporate limits of a municipality contains sewers, sewage treatment plants, water supply systems, park areas, street trees or ot~er physical facilities necessary or desirable for the welfare of the area and. ,whi~h. are of comm,on use -or benefit and which "the municipali:ty do(?$,. ~ot :desire to or cannot maintain, provision sha:11 be .made by : trust agreements made a part of the deed restriritions acceptable to the City Council for the proper and continuous maintenance and supervision of such facilities by the lot owners in the subdivision. I I I I I I I I �SECTION VII - IMPROVEMENTS • \... : ·: 1 ~ ' ·.-· : >, ,I 1. Authorization to -P repare • . -=Receipt of the signed copy of the preliminary plan is authorization for · the subdivider to proceed with the preparation of plans and specifications for the ·minimum improvement~ _:.:.~ Pa.t _wilJ.. p~ __ !"equired~ Prior to the construction of any improvements, the· subdivider shall furnish the City Engineer all plans, information and data necessary for the construction of sa-id improvements. These plans shall be examined by the City Enginee'r ·and will be approved if in accordance with the :following r -e quirements. Following the approval, construction can be st_a rted. The subdivider '- may prepare and secure approval of the preliminary plan and then install improvements only · in a pottiori . of.- ·: the area covered by the preliminary plaa. · :' ·· 2. Completion of Improvements. Plans for improvements shall be pr·epared by a qualified engineer ·r egistered in accordance vJith the laws of M-icbigan.' The improvements listed below shall -be installed prior to the ·~pproval bf the final plat which is prepared for recording purposes. In lieu of actual completion of said improvements, the City Council may accept a performance bond assuring _tbe'. act.tialconstrUctioii and installation of such improvements ·and utilitfes within a r'easona.ble time, and with the · provision that · no ·· residence or· other building shall be constructed uritil' the street improvement~; , water •hd sewer lines have been instal-led for ' the entire block in which t :be residence or other building shall be located. Sidewalks may be installed after the construction of each residence or other building. 3. · · Thei ,i:mprovements to be installed shall •include the foll,9w~ng: -·.· (a) Perniarie:n t Markers. All subdivision. boundary corners and the intersections· of street cen·teriines shall be marked ·with permanen't nionum_e nt$ as _r equired by the - City Engineer. A permanent moritime·nt shall be deemed to be concrete with a minimum dimension of four inches, extending three feet below the surface of the' ground, or steel pipe firmly imbedded ~n concrete which extends at least three feet . below.the. surface of the ground·. Should con~i tions prohibi\ the_. placing of monuments on line, off-i;;et marking: w:11:t be 'p ermitted; provid.ed, however ', that of:f-set · courses and dist'ances ar:e shc;nvn on the plat. A ·perm·a n'eht ben,bh. I,nark ; ~hall b'e acc'e ssibly placed .wit1,1iit the _ s'ubdivi$ibit, '. the· e).evation of which shall be re'f erred to . the ··u;s·.ci'.S~ .. datum arid a~curateiy noted on. the · subdivisi:o n plat'. , .. . '• ·. . �I B-14 (b) Street Improvements. All . str·eets sha11 · be graded and the roadway improved by surfacing under ,(.~. · · th~, supervision .of: the C~p_y :·-~_nl5~.1?-~!:?r .~.a ~9 --~_u}~j~~-t to :·.-: .bis . approval •. •.. \ ..~:. .- · r: , · ·;·: · •: ·. ,, ·, • .. . · ... , 1.• , • .:! . ·- ,:, ·1 .... .t ~- °.i : .. ' ~1 ,. ' ;· • • l •~ , •. : ~ • . :. ~ . ; . :~, · ,; .· ·. · (1) For .Class l:Subdiv,isions; -. roadway ·snrfac- · . '-~· ,, · ·, , iing- shall i,n:clude· standard ·,curb. •and gutter ·on both , . .,< , · ., S;ides of ..th.e street :Iiot closer than ,30 · fe-~t from . :· _ ·'. the . b_a ck. o.f .one .curb-,t,o, ~the back of the ,other: with-· : .the ar·e,a . between ·the · c;u rbs..: su;rfaced . with concrete . or asphalt -me.e ti,ng .the st~ndard specifications of .~he City of Gaylord •. ; .: : . (2L For Class· 2 . Subdivisions, , roadway surfac-· ing shall consist of concrete or asphalt paving,- ··. at least 24 feet wide, constructed in accordance :;-- - wi-th standard spe,cificat.ions -o f· the Ci.ty; of . . . . Gaylord with drairiage:,- di-fche~ where ·, appropriate · W:i th sl9pes no steeper. tJ:ian two feet ·- boriz.o.ntal for each. one foot , yert~~al and - at~ least two feet · cleep. . 1. : :_ - , :; : . J. ( •• •" (3) Fo·r Major T·b oroughia-res, . i.e . 1 streets· so · · 1 . design,ated on ·-the of_f ,iq:"i ·al· .Comprehensive . P.lan 1 the , sur.facing ;shall· be_.. the:- same, as· for Class 1 Subdt, . :...:- . visions_ e~cept th.a ,t tb-e s:urfacing:·sball- be at. a . . · width designa,ted by :the- City Council. · · .. , ,• (c) Sid~waiks . . For- Class 1· Subdd. visions> ; two sidewalks, shall be required along all streets. For Class 2 Subdivisions, two sidewalks shall be required along all major streets. All _sj,dewal;lts: shall ha_v e a minitn\nn width" of four feet anc( sha°I-1 , be constructed_-. under-: the .·supervfsion· of., and i:;ubject. to the a.pp:roval of, . the City Engineer • . Sidefalks· ~ball . };).~ _lOCfl,te~ . o~e. foot. in$i.de the· s_tree t rightof-way line~ - · · . . .: i : i· . · . , · . (d) . ·1 vater- L.i n~s •.-:, _, t'~;: . .For ~1.1_s _uqd';i._~ isions, . ~ub.divi_9er sl,lall pro. ,y_i9-e . ~µ .,ad_equ11-t~ supply . of, potable y.,.a:ter.'. _to •each lot by · a water : s.y'i;;"tem appr9ved . by. the, State. pepartment. of. Heal th ···with pr~oper provlsic:>.ns _.for the inai,hteJ,lance thereof .as requir-~d· 'by , ~ar'ag,r "apb,', 9. o_ f , $ectip'J;l 6 . :o't . this . Regula,tion; or s _l:iall ' serye , each,: _19t:. with ·.,a water ~ai_n._of.; a, municipal water · system; or .where _i t is .t.easible. and practical for an ; ~,ct'~qu'~ te wate'r • supply to . be made available · for e'v ery I I II �i ' ' ' ' '• •f • • • •, , ' 'i I i B.:..15 lot by the individual lot - owner, to present evidence to this effect and "include deed : te·s t'rictions on the final plat · requiring any such individual watersupply · systeni to comply with the requirements of the State Department' of Health. ·. ,! ·(e) Sewers. For all Subdivisions,' the · subdivider shall con-, nect with a public sanitary sewer system when available, and provide adequat~ sewer lines accessible to each lot. When a publi'c sanitary sewer _s ystem· is ·not available, individual sewage · di~posal devices may be used· for ·each lot, but the subdivision plat shall include deed restrictions requiring that all such individual disposal systems · shall·be consfructed in accordan6e with the specifications of the· State Department 'of Health· and · under the · supervision of·and subject to ·the approval of the City Engineer. (f) Drainage. Adequate provisions shall be .made for drainage of storm water stibject to the approval ot . the City Engineer. Drainage improvements shall maintain any natural watercourse and shall -prevent the collection of water in any low spot. · When public storm · drainage systems are available, su·b divisions· shall utilize them! ··' When no public storm drainage system is available, · drainage shall be by open channels located along the street$ or along rear lot lines. No lot shall be platted to obstruct· natural water flow • (g) Alleys. Alleys shall be graded to their maxi'mum usable width to a grade approved by the Qity Engiµeer. SECTION VIII - EXCEPTIONS 1. Modification of Requirements. Where in the case of a particular proposed subdivision,· it can be shown that strict compliance with the requirements of this· Regulation would result in extraordinary ha~dship to : the subdivider because of unusual topography; or other such non-self inflicted conditions or that these conditions would' ·result in •inbibi ting the achievement· of the objectives of- this ·Re·gu·1ation,· the Planning Commission may vary, modify, or waive ~h~ require~ents so · that stibstantial justice may be done and the public interest secured; �I I I I I I I I I provided , that such variance,. modifi.cat.ion ::or waiv.er will not have the .:effect ·of nullifying- :the ! intent. and purpose .of this Reg.ula;tion. :or:·_. interfening with carrying out the. Comprehensive Plan •. ·. , : -,.:;- .: ·; , .. . .. r··-:,; _..,-;. -__ • ·, 1 . • l _l In no case shall any variation or modification be more than a minimum easing of the requirements~ In no case shall it have the effect of reducing the traffic capacity of any -street . below t hat . ·s hown. on the , Gomprehensi ve. Plan or be in conflict with -any zoning regulatio-n · and · map . : • Such _v..ariances and .w_a i vers. -m ay be , granted · only by · the affi r mative vote of three-fourths •.o f the ·members of the Planning Commission. ·. 1 ;,. ·.• . : .' In granting• variances and modif'ica tibris,. · the Planning Commission may .require such condftions ': as will, ir1--i ts judgment', .sec11re .substantially the objectives o:f the requirements so varied or modified. • I SECTION IX - CHANGES AND AMENDMENTS . .. .. 1. ·. Changes and: Amendments. · . 'Any; regulations or provi··sioris ·o·f this Regulatio~. .may ibe . 1changed and 'amend'e d ' from time to time- by the City Co.unc'i 1 ; . ·provided•, however, · ·t hat· such . changes or amendments· shall not become·.•.effective· ·until after a public" hearing has been held·, ·pub•lic notice :of · wl:iicl:i shall have been·:.g iv.en in a newspaper' of general circulation ·tn the City ·. at -least. fiftee.n 'days prior·, ;ta: such ' hearing ~- SECTION, X - VALIDITY 1. Validity. If any section, subsection, sentence , clause or phrase of this Regulation is fo;r. ~J;l.Y. reason held to be unconstitutional or void, such decision shall not invalida,t e the. remaining -portio.ns · of t.his Regulation. SECTION XI - PENALTIES 1. Penalties. Whoever, being the owner or agent of the . owner of . any :.land •;located__ .~ ~~~i~•· :t .h e '._C?-_ty _.o:t:q~ylord, .knowingly or ;wi,th •in:t end to defr.aud,: ·tr,ansfers -or, sells by · reference .to or ~xhibition ,of or by other -use~~f. :a ,plat of subdivision ~f such land before such -pla.:t has •. been approved · by · the City Council, shall forfeit ,and pay th.e ·.penalty of not more. than fifty dollars ..($50. 00) for each .:lot so :transferred . or sold · or agreed . or negotiated to :_be sold, . and 1a description . b.yr.metes· and bounds shall not. exempt the transact.ion . from ·such penalties. ., . ., · . . ., �I I I I I I I I I I I I I I ~ B-17 SECTION XII - CONFLICTING REGULATIONS REPEALED 1. Conflicting Regulations Repealed. All regulations or parts of regulations in conflict herewith are hereby repealed, except any regulation that imposes more restrictive regulations than are imposed herein. � 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 Gaylord_Preliminary-Report-Comprehensive-Plan_1965 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1965-09 Title A name given to the resource Preliminary Report Comprehensive Plan Description An account of the resource The Preliminary Report Comprehensive Plan for the City of Gaylord was prepared by Harland Bartholomew and Associates in September 1965. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego 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/bfca2aa0acf45efb5ebf83a6325191fb.pdf 18232c7c6f894e4481f8662fe9fefa86 PDF Text Text .... THE CITY OF GAYLORD STRONGLY ENCOURAGES THE USE OF THE SWISS ALPINE MOTIF IN THE CONSTRUCTION AND/OR RENOVATION OF ALL COMMERCIAL BUILDINGS IN THE CITY OF GAYLORD TO MAINTAIN, ENHANCE AND TO PROMOTE "GAYLORD, THE ALPINE VILLAGE" AND TO SYMBOLIZE THE CITY'S RELATIONSHIP WITH ITS SISTER-CITY, PONTRESINA, SWITZERLAND . • PREAMBLE, CITY OF GAYLORD ZONING ORDINANCE OAYL0R'D G ~a,@t MUNICIPAL STANDARDS FOR THE CITY OF GAYLORD OTSEGO COUNTY, MICHIGAN 1992 EDITION PREPARED BY: CAPITAL CONSULTANTS, INC. P.O. BOX 1398 GAYLORD, Ml 49735 TELEPHONE: (517) 732-8131 FAX: (517) 732-•2 714 CITY OF .GAYLORD 225 WEST MAIN STREET, ROOM 109 GAYLORD, Ml 49735 TELEPHONE: (517) 732-2815 FAX: (517) 732-8266 CITY MANAGER; DAVE SIEGEL �TABLE OF CONTENTS MUNICIPAL STAJ\1)ARDS FOR THE CITY OF GAYLORD OTSEGO COUNTY, MIClilGAN GENERAL Introduction Definitions Regulatory Constraints Subdivision Control Act of 1962 Inland Lakes and Streams Act of 1972 Soil Erosion and Sedimentation Control Act of 1972 State and Local Building Codes State Construction Permits Subdivision Control Ordinances Administrative Procedures and Fees G-1 G-1 G-2 G-3 STANDARDS OF DESIGN Streets and Roadways Driveways Sanitary Sewers Storm Sewers Water Distribution Systems Site Grading Table of Standard Castings and Valves SD-1 SD-4 SD-22 SD-26 SD-29 SD-32 SD-34 STAl\TJ)ARDS OF CONSTRUCTION - UTILITY COMPANY CONSTRUCTION BIBLIOGRAPHY GAYLORD MS-I 91527.12 UC-1 B-1 TOC-1 �11111 1111 1111 1111 1111 • 11111 Ill 111 Iii 1111 -•Ill Ill 1111 • STANDARD OF CONSTRUCTION - SPECIF1CATIONS SECTION NUMBER PAGES SOILS COMP ACTION M1D TESTING • SPECIAL CONTROLS SITE PREPARATION SHEETING M1D BRACING ROADWAY EARTHWORK EXCAVATION FOR UTILITY SYSTEMS BEDDING AND BACKFILLING FOR UTILITY SYSTEMS BORING, JACKING & TUN1'.TELING FOR UTILITY SYSTEMS AGGREGATE BASE COURSE BITUMINOUS BASE COURSE BITUMINOUS CONCRETE SURFACE COURSE CONCRETE CURB & GUTTER CONCRETE SIDEWALK.S WATER MAINS CONCRETE UTILITY MM1HOLES & CATCH BASINS RAW SEWAGE FORCE MAINS STORM SEWERS SANITARY SEWERS RESTORATION AND CLEANUP TOPSOILING AND SEEDING SODDING CONCRETE MORTAR M1D GROUT 01410 01560 02110 02161 02211 02222 02223 02227 02231 02512 02513 02525 02528 02665 02715 02717 02722 02732 02901 02936 02938 1-4 1-4 1-4 1-2 1-4 1-4 1-6 1-4 1-2 1-2 1-3 1-2 1-2 1-8 1-3 1-7 1-4 1-8 1-2 1-3 1-3 1-3 1-2 03001 03600 STANDARDS OF CONSTRUCTION - STAND ARD DETAILS TRENCH BACKFlLL DETAILS STANDARD SANITARY MANHOLE STANDARD DROP PIPE DETAIL SANITARY SERVICE CONNECTIONS SM1ITARY SERVICE LEAD DETAIL STANDARD STORM MANHOLE STANDARD CATCH BASIN STANDARD MANHOLE - 24" TO 48" PIPE HYDRANT DETAIL WATER SERVICE CONNECTION DETAIL PEDESTRIAN RAMP DETAIL CONCRETE DRIVEWAY OPEN1NG SIDEWALK DETAILS STANDARD STREET AND UTILITY LAYOUT TYPICAL ROADWAY CROSS-SECTION STANDARD CURB & GUTTER DETAIL BORE & JACK DETAILS GAYLORD MS-1 91527.12 TOC-2 SC-1 SC-2 SC-3 SC-4 SC-5 SC-6 SC-7 SC-8 SC-9 SC-10 SC-11 SC-12 SC-13 SC-14 SC-15 SC-16 SC-17 �ill 111 Ill Ill 111 Iii Iii Ill Ill INTRODUCTION The design and construction standards for subdivision and land development contained in this publication are intendecl as guidelines to be used by the Developer in the preparation and final plats, development plans, and final construction documents. These standards should be utilized in conjunction with local zoning and subdivision ordinances, the State of Michigan Subdivision Control Act, and other applicable State and local regulations to produce residential and commercial developments which conform to the City's requirements. DEFii'\TfIONS (1) OWNER OR DEVELOPER- A natural person, finn, corporation, association, partnership, or other entity who proposes subdivision or other land development and/or municipal improvements and who either has an ownership interest therein or is authorized to act as an agent with respect thereto for an entity having such ownership interest. (2) MUNICIPALITY - The City of Gaylord. •Ill (3) ENGTh1EER OR CITY ENGINEER - The person, firm, or corporation empowered by the City of Gaylord to provide the required engineering review and inspection services. (4) DESIGN ENGTh1EER - The engineer engaged by the developer to prepare platting documents and plans and specifications for subdivisions or plans and specifications in unplatted land developments. Ill (5) CONTRACTOR - The person, firm, or corporation engaged by the developer for construction services in conjunction with the proposed land development. Ill (6) MUNICIPAL STANDARDS - The minimum standards for design and construction for all work related to subdivisions and land development. (7) MDOT - Michigan Department of Transportation (8) MDNR - Michigan Department of Natural Resources (9) MDPH - Michigan Department of Public Health •Ill Ill Ill Ill Ill GAYLORD MS-1 9152?:12 G-1 �ill • • • • • • •II II II Ii Ii II 11 REGULATORY CONSTRAINTS Subdivision Control Act of 1967 In 1967, the Michigan Legislature enacted Public Act 288, the Subdivision Control Act of 1967, which gives the local units of government in Michigan the authority required to assure that new subdivisions conform to sound subdivision practices, retain their beauty and value and that they remain an asset, not a liability, to the community. A Manual of Instructions of implementing Act 288 is available from the State Department of Treasury, Bureau of Local Government Services. The Manual of Instruction includes step by step regulations for preparation of the preliminary and final plats as well as the rules and regulations of the Departments of Treasury, Transportation, Natural Resources and Public Health. Inland Lakes and Streams Act of 1972 The Inland Lakes and Streams Act (Act 346) was enacted to control construction operations in flood plains. A construction permit may be required and can be obtained from the Michigan Department of Natural Resources (MDNR) . Soil Erosion and Sedimentation Control Act of 1972 The Soil Erosion and Sedimentation Control Act (Act 347) was enacted to control soil erosion and sedimentation which could enter the State's watercourses through public or private construction operations. Any construction involving an "eanh change" as defined in the Act, must obtain a construction permit from the County enforcing agency. The agent for Act 347 is the Otsego County Building and Zoning Department Developers are directed to contact the Building Department for permit applications and additional information. Also refer to Section 01560 "Special Controls" of the "Standards of Construction - Specifications" section of these standards. State and Local Buildini Codes The City of Gaylord has adopted the State of Michigan code for basic building. The state code will be enforced by Otsego County for mechanical, plumbing and electrical work. State Construction Permits Upon receipt of approved plans and specifications from the Developer, the City will make applications for permits to the Michigan Department of Public Health for the water main construction and to the Michigan Department of Natural Resources for the sanitary sewer construction. All other required permits shall also be secured by the Developer prior to construction. GAYLORD MS-1 91527.12 G-2 �• 1111 91 Iii -II II II II II -II II II II II II II Subdivision Regulation Ordinance In addition to these Municipal Standards, the City of Gaylord has a comprehensive subdivision ordinance in effect which outlines the subdivision procedure, design layout standards, improvements, review ' fees, and penalties for violation of the ordinance. Developers are encouraged to review the requirements of the subdivision ordinance at the outset of their planning and design work. ADMINISTRATIVE PROCEDURES A~TJ) FEES General All correspondence, verbal requests, submission of plans, and related information exchanges shall be directed to the City Manager of the City of Gaylord during normal business hours or by mail. Appropriate distribution of information, plans, etc., shall be ma.de by the City. This applies to information received from developers for the Engineer and information from the Engineer for the developer. The intent of this section is to maintain, in the City offices, a copy of all correspondence and related information for City use. The Owner is directed to reference Article VIII "Review Fees" of Section 8108 "Jurisdiction and Procedure" of Ordinance 17.00 "Subdivision Ordinance of the City of Gaylord" of the City of Gaylord Compiled Ordinances for infonnation regarding plat review fees. The Engineer shall provide an estimate of field inspection charges at the time of street and utility plan approval. The estimated amount shall be deposited with the City by the Developer prior to construction. The City shall disburse the funds to the Engineer. GAYLORD MS-1 91527.12 G-3 �STA1"1DARDS OF DESIGN - STREETS AND ROADWAYS Scope These standards establish the minimum requirements for the design of streets and roadways in the Municipality. Plans and Specifications Ill II II II II II II • 1. The plans and specifications shall be prepared by a professional engineer registered in the State of Michigan. 2. Plans shall consist of a cover sheet showing a location map and site plan of the proposed project, plan and profile sheets covering all the proposed street and roadway construction, and a standard detail sheet Plan sheet size shall be 24" x 36" or 22" x 34". Plan scale shall be either 1" = 40' or 1" = 20' horizontally and l" = 5' vertically. 3. Elevations shall be based upon U.S.G.S. datum. Elevations based upon assumed datum will not be approved. 4. Plan profiles shall indicate existing and proposed ground levels, U.S.G.S. elevations, and stationing. 5. Four sets of plans and specifications shall be submitted by the Developer to the Municipality for preliminary approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. Modifications required to meet the municipal standards, if any, will be noted on two sets, with one such set returned to the Developer for final corrections within 90 days of receipt 6. Six sets of final plans and specifications shall be submitted by the Developer to the Municipality for approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. 7. The Developer will be responsible for securing all State and local construction permits required for street and roadway construction. 8. One (1) set of reproducible "as-built" tracings, on mylar or polyester film, shall be submitted to the Municipality upon completion of the construction. GAYLORD MS-1 91527.12 SD-1 �Ill II • • • • • • •II -• • • •ii • -II Subsurface Soil Conditions The Developer shall provide sufficient soil borings and other information to accurately describe the prevailing soil conditions under the proposed streets and roadways. The minimum soil boring depth shall be ten feet below the plan road grade, unless unstable soil conditions are encountered. If such conditions are found, the boring depth shall be extended until stable soil is encountered . Curb and Gutter All streets and roadways shall include concrete curb and gutter of the cross-section indicated on the standard detail. Bituminous curb v.ill not be allowed. On local streets the minimum street width shall be 31' back to back of curb. Concrete curb and gutter width on major streets shall conform to the "uniform Criteria for Major Streets" as adopted by the Michigan Department of Transportation and the Municipality's Master Plan. At all intersections, the minimum curb radius shall be 25', unless otherwise approved. Sidewalk Concrete sidewalks (where required) shall be five feet wide and shall be located one foot inside right-of-way line. At all intersections of sidewalks and curb and gutter, appropriate pedestrian ramps shall be constructed. Unless otherwise approved, the ramps shall be Type 1 as designated by MDOT. The maximum allowable sidewalk grade shall be seven percent and the minimum allowable grade shall be 0.50 percent Sidewalk shall have a cross slope of 1/4 inch per foot away from the property line. Sidewalks shall project one inch above finished grade. In cut sections, the maximum sidewalk elevation shall be one foot above the street centerline elevation. In fill sections, the sidewalk elevation shall be no lower than 0.5 feet below the street centerline elevation. Sidewalks shall be 4 inches thick except across residential driveways, which shall be 6 inches thick, and across commercial driveways, which shall be 10 inches thick. Grade, Horizontal and Vertical Ali enment The minimum vertical grade on any street or roadway shall be 0.50 feet per 100 feet and the maximum grade on any street or roadway shall be 5 feet per 100 feet of length. In general, the minimum length of a vertical curve shall be 100 feet, unless otherwise dictated by site topography. In general, all intersections of streets or roadways shall be ma.de perpendicular to each other. However. intersections ranging from 75° to 90° from perpendicular may be approved. Additional information concerning street geometrics right-of-way v.idths, block length requirements and other relevant requirements are available from the Municipality . Driveway Approaches All driveway approaches between the curb and gutter and sidewalk shall be paved with either concrete or bituminous leveling or wearing course. Bituminous pavement shall consist of a minimum of 330 pounds per square yard (3 inches) of MDOT No. 1100. Concrete driveway approaches for residential sections shall be 6 inches thick and 10 inches for commercial GAYLORD MS-1 91527.12 SD-2 �• • - approaches. The maximum grade on driveway approaches shall be 14 percent The width of the driveway shall conform to the standard detail . Rie:ht-of-way Width • Right-of-way width shall be a minimum of 66 feet for all public streets. Utility Location \Vithin the Street Rie:ht-of-way The utilities listed below shall be constructed in the designated location within all street right-ofways as follows: Sanitary Sewers on the centerline of the street Storm Sewers south or each side, 8 feet from the centerline of the right-ofway. \Vater Main north or west side, 23 feet from the centerline of the right-ofway. Gas Main south or east side, 23 feet from the centerline of the right-ofway. 0th er Utilities as approved by the City Manager. Street Surface Materials and Pavement Thickness The following pavement design are minimum requirements for local streets with restricted wheel loads. Pavement design for major streets shall reflect the increased traffic volume and higher axle loads and shall be subject to approval by the Municipality. The base for local streets shall consist of either 8 inches of compacted MDOT 22A gravel or 4 inches of MDOT No. 5 bituminous base constructed on an approved subbase. If the bituminous base is selected a bond coat shall be applied to the bituminous base prior to the construction of a minimum of 2 inches of MDOT No. 1100 L & T, 20AA. If the gravel base is selected the pavement thickness shall be 3 inches of MDOT No. 1100 L & T, 20AA. GAYLORD MS-1 91527.12 SD-3 �-II • • • •II • •.. STANDARD OF DESIGN - DRIVE\VAYS These standards establish the minimum requirements for the design of driveways m the Municipality. Driveway Pennits Application for driveway pennit shall be required for all driveway construction and shall be filed with the City of Gaylord. The driveway application shall be filed on a form provided by the City. The driveway application shall contain information as required by the Michigan Department of Transportation Driveway Pennit Rules R.247.221 through R.247.224 unless otherwise waived by the City. Desirn Standards All driveways shall meet the Michigan Department of Transportation (MD01) Standards for Driveway Construction contained in Rules R 247.231 through R 247.267. All references to the "Department" shall be changed to the "City of Gaylord" . II II II II •II GAYLORD MS-1 91527.12 SD-4 �• • • • • • "• • • • • •II PART 2. R 247.221. DRIVEWAY PERMITS Applications • Rule 21. (1) An application for a driveway permit shall be accepted fro:n a property owner, goverrunental agency, lessee, or its legally authorized agent. (i) An application for a driveway permit shall be submitted in the ~anner prescribed on forms supplied by the department. The application shall contain or be accompanied ' by a certification of either legal o~~ership or agency authorization. The application shall be accompanied by plans or drawings containing the information required by rule 22 and shall include the applicable design features required by part 3 • R 247.222. Plans or drawings. Rule 22. Copies of a driveway permit application shall be accompanied by plans or drawings clearly indicating the following features of the site and abutting highway as the department may require: (a) Existing highvay pavement, ditches, right-of-way and property lines, highway appurtenances, utilities, medians, if existing, and dimensions thereof. (b) For cOm.tilercial driveways, buildings, both proposed and existing, and appurtenances and dimensions thereof, including a notation as to present use of the buildings and details of internal traffic circulation, parking and traffic signs. (c) Design features in accordance with part 3 of drive·ways,. tapers and right-turn lanes to be cons true ted, reconstructed, relocated, surfaced, resurfaced, operated, used or maintained including the following dimensions and features: (i) Widths of driveways. (ii) Radii of driveway returns and other points of curvature. (iii) Driveway grades or profile view of drive, when necessary. (iv) Angle of the driveway relative to the highway centerline • (v) Dimensions of traffic "islands adjacent to the highway. (vi) Driveway surface material and traffic island surface material • (d) Distance from each existing and proposed driveway on the site to: (i) Nearest intersecting street, road or highway. (ii) Nearest driveway on adjacent properties • (iii) Street, road, highway or driveways opposite the site • I 4 GAYLORD MS-1 91527.12 . SD-5 �• • • • • • • • • • • • • • •II II (iv) Property lines and pr o pe rty l i~e s extended to the highway centerline. (v) Buildings and business appurte~ances on the site. (e) Features in addition to drive~ays to be constructed within the highway right-of-way including traffic control islands, curb, sidewalks and authorized traffic signs. (f) Existing and proposed drainage structures and controls to include: (i) Size of drive culvert • (ii) Type of culvert. (iii) Type of culve~t end treatment. (iv) Grade of culvert • (v) Direction of surface water flow on or from adjacent property. (g) North directional arrow • R 247.223. Specifications and design standards. Rule 23. The design, location, construction and operation of driveways and related construction within the highway right-of-way shall meet requirements of the current department Standard Specifications for Highway Construction and the design standards required by part 3 of these rules. A deviation therefrom shall be consistent with current and projected traffic volumes on the highway a·nd on the driveway, adjacent development, equivalence of materials and methods, and safety requirements of persons using the driveways and highway. The deviation shall be authorized only by the department. R 247,224. Conditions and limitations in permits • Rule 24. A driveway permit is subject to the following conditions and limitations: (a) The department reserves the right of inspectio~ by its authorized representatives of a driveway constructed within a highway right-of-way. The permittee shall reimburse the department for the services of an on-the-job inspection which may be required for I:1ajor commercial developments or other special cases. (b) The department or its representative may require that it be given at least 5 days notice before commencement of an operation covered by the permit. (c) The permittee shall have a copy of the permit available at the site during construction. (d) The permittee shall take, provide and maintain necessary precautions to prevent injury or damage to persons and property from operations covered by the permit and shall use warning signs and safety devices which are in accordance with the current Michigan Manual of Uniform Traffic Control Devices • 5 GAYLORD MS-1 91527.12 SD-6 �• • • • (e) . The per:::i ttee shall surrender the permit and all rights thereun~er when notified to do so by the department because of its need for the area covered by the permit or because of default of any provision of the permit. The department may grant the person a new permit. (f) Altered natural drainage shall not be permitted to flow onto the highway right-of-way unless special provisions are approved by the department. (g) The perwit holder shall remove all surplus materials , to an area outside of the highway right-of-way unless the permit provides for disposal at locations within the highway right-of-way. Excavated material shall be stockpiled so it does not adversely affect the safety of traffic. (h) Work authorized by the permit shall be completed to the satisfaction of the department on or before the completion date· specified in the· permit. A request for an extension of time for cornpletion•of this work shall include reasons for the request. Approval of extension of time shall be based on extenuating circumstances and absence of neglect by the permittee. (i) The property owner or his agent shall maintain the driveways set forth in the permit. R 247.226. Indemnity and Insurance. Rule 26. A permittee shall save harmless the department against any claim for damages arising from his negligence or his contractor's negligence in operations covered by the permit. Certificates of insurance may be required in case of a commercial driveway to insure claims for damage or personal injury. General liability . insurance carried by an applicant or contractor is acceptable. R 247.227. Performance bonds. Rule 27. (1) A performance bond shall be required by a permit which is issued for construction or reconstruction of a commercial driveway to protect the department against the cost of completing construction or correcting deficiencies. A reaso:1able a::;cunt c-f coverage cf the bond shall be determined by the department. A bond shall not b.e required from a governmental agency. (2) Acceptable types of bonds may be a certified check or money order payable to the department or a surety bond executed on forms obtainable from the department~ 6 GAYLORD MS-1 91527.12 SD-7 �ill ill ill • • "• "I II II II • • • PART 3. R 247.231. DRIVEWAY DESIGN STASDARDS Driveway locations. Rule 31. (1) A driveway shalt be so located that no undue interference with the free movecent of highway traffic will result. A driveway shall be so located also to provide the nost favorable vision and grade conditions possible for motorists using the highway and the driveway consistent with development of the site considering proper traffic operations and safety. ' (2) A driveway, including the radii but not including the right-turn lanes and tapers, shall be located entirely within the area between the permittee's property lines extended to the centerline of the highway. A driveway radius may extend outside of that area only if the adjacent property owner certifies in writing that he will permit such extension. (3) If the driveway is to be located adjacent to a highway intersection, the following shall apply: (a) If the intersecting highway is curbed, the point of curvature of the driveway radius shall be at least 20 feet from the point of curvature of the in~ersecting highway radius. (b) If the intersecting highway is uncurbed, the point of curvature of the driveway radius shall be at least 50 feet from the edge of pavement of the intersecting highway. (c) ~~en an existing highway or driveway is reconstructed or the requireme1its in paragraphs (a) or (b) cannot be applied, the driveway radius shall not encroach upon the intersection radius unless such encroachment is physically unavoidable. (4) A driveway shall not be constructed along the acceleration or deceleration lanes and tapers connecting to interchange ramp terminals, unless no other reasonable' access point is available. R 247.232. Clear vision and buffer areas. Rule 32. (1) At an intersection or railroad crossing where the department owns li~ited access right-of-way to provide a clear vision area, a driveway shall not enter or cross that clear vision area. At an intersection or railroad crossing where the department has an easement for a clear vision area, a driveway shall not enter or cross that clear vision area if another reasonable access point is available. 7 GAYLORD MS-1 91527.12 SD-8 �(2) Adjacent to and on bot~ si~es of a drive~ay, a b ffer area between ~he r!ght-cf-way line and the pavecent edge shall be used, as deterr:~~ed by the departnent, to provide a physical barrier bet~een highway traffic and activity on private property. A buffer area is needed to provide an unobscured vision area and to prevent potentially hazardous movement of vehicles, especially at undesirable angles of approach, from and to the highway. The b'.lffer area shall consist of a lawn area, a low shrub area, a ditch or equivalent.• Where encroacl:r.,ent of vehicle parking on the buffer area takes place or may take place, the department may require the buffer area to be established by guardrail, guard posts, curb or equivalent. R 247.233. Design Features. Rule 33. The design features described in this rule and illustrated in figure ], . shall be used by the applicant in dimensioning a proposed drive~ay or driveway system on plans accompanying the driveway pe:-r:i t application. The dir:ens ions to be used for various dri ve,.-ay design features, sho,.-n as a standar wi t:i a -.:;orking range of di:censions, are given in tables to 7, rules 37 to ~9. 'rnese sta dard dicensions shall :,e used •nless co:iditio:is ,;.·arrar.t a c.evia~ion, The depart:e~~ =ay s_ecify pari::c :ar c:.::.e::siocs so a ~a.::-tic lar cri ·e-.ay s;s:e= -;,il accc::.::.o · a~e ve icle .::.OYe=en·s i:::o::-=ally ex?ecte ~i-~o · t creating ·~·~e co~gestion or r.azar o ~ the ::igb•~ay or to pro·.•:~e reaso,.a· _e access. .e let•en; i.:1 the :ollo-·ii:g design feat res re:er o :ea~ res i::i figu.::-e l: (a) Intersecting a:.g_e, A, ,:. e c_oc-;...-,:,ise angle f.::-o::i. a l:Jigllway centerl'ne to a drive;.ay reference line ...-~ich :s the centerl ne or the edge of the drive~ay. (b) Driveway width, B, the distance between drive~ay edges of pave □ ent or edges of the gravel surfa~e weasured at the point where the edges of the driveway beco:ce parallel, point b in figure 1. If the right-of-way line is so close to the pavement that point b falls on the applicant's property, then the widt!J of the crive ..·ay at the right-of-way line shall be based on the projected driveway width. (c) Entering radius, C, the radius of a driveway ecge curve on the right side of a vehicle entering the applicant's property. (d) Exiting radius, D, t e radius of a driveway edge curve on the right side of a vehicle leaving the applicant's property. (e) Curb ending, E, the length of the height transition of the driveway curb from gro nd level to full curb height along a:-1 u curbed h igh"'ay. Th is curb transition may be 10 feet raini.J:lu::i. (f) Right-turn lane length, F, the length of an auxiliary lane constr•cted receding the drive~ay to accorr~odate rightturn traffic entering the i:.pplicant 's proper_~Y·,· 8 GAYLORD MS-1 91527.12 SD-9 �ill ill IJI • •II • • • - (g) Right-turn lane width, G, the width edge-to-edge of a right-turn lane, or the width edge-to-edge at the full width of entering and exiting tapers. (h) Entering taper, H, the length of a pavement widening, preceding the driveway for a right-turn lane - or taper. (j) Exiting taper, J, the length of a pavement narrowing, following the driveway. (k) Entrance drive width, K, the wijth of the portion of a divided or a directional driveway that is used by a vehicle entering the a_pplicant 's property. (1) Exit drive width, L, the width of the portion of a divided or a directional driveway that is used by a vehicle leaving the applicant's property. (m) Island width, M, the edge-to-edge distance between an entrance drive and an exit drive. (n) Island length, N, the distance between ends of the island, measured parallel to the entrance drive. (p) Nose offset, P, the distance between the edge of pavement and the traffic island of a divided or directional driveway. (r) Curb cut, R, the length of the opening along a highway curb for a straight-sided residential driveway. (s) Distance between driveways, S, the inside distance between 2 adjacent driveways measured along a highway rightof-way line. · R 247.234. Commercial driveways, permits. Rule 34. A permit application for a commercial driveway shall specify the driveway system requested, including the number and type: two-way, one-way, divided, dual service or directional. The department may approve the requested system or may require changes in it to insure safe conditions and necessary spacing between driveways, based on anticipated traffic volumes on the driveways and on the highway, type of traffic to use the driveways, type of roadside development and other operational considerations. R 247,235. Commercial driveways, consolidation. Rule 35. Adjacent property owners may consolidate their commercial driveways by using either a frontage road or a joint driveway system. If the department approves such a system, a driveway permit shall be issued to all property owners concerned and shall state that there is an agreement that all properties shall have access to the highway via the frontage road and the joint driveway system, 9 GAYLORD MS-1 91527.12 SD-10 �Design Features Figure l I t\ t i ,. E E I ~ H l ~-::- ,: ~ ----c..-- Single Twc-wcy Comm,rc;af Driveway Uncurbed Hi~hwcy e Exit Drive Entrcnce Drive l F ------t.--Divided Cammercicl Driveway ~9!l.!.:...£.!.·~--•-y I \ le It Driveway ~ - - -- ---- Right . Driveway - ~'};~_!---------~------~-Duel Service Drivewcys Curbed Highwcy l--Ll f-'Y ~\~ ~~~~~~~~~~~;~ Ruidenticl Driveway Curb-return Typ• Curbed Hig_hwcy Residential Drivewcy Curb-cul Type Curbed Kighwcy SICETCHES J..RE NOT DRAWN TO SCALE 10 II "II ( E Single Two-wcy Ccrr.rr, ercicl Drivewcy Curbed Hi hwc • -II "II •II t l t.- l I 9 I e GAYLORD MS-1 91527.12 SD-11 Ruidenlicl Driveway Paved or Greve! Surlace Uncurbed' Highway �• -Iii •II 1111 Ill " "• II II R ·247.236. Commercial driveways, alteration of dimensions . Rule 36. If the highway carries one-way traffic, the dimensions given in rules 41 and 42 may be altered so that the prohibited movements are discouraged. If the driveway system is on the left-hand side of a o~e-way highway, the dimensions·used shall be based on the same principles as used on right-hand side driveways. R 247.237. Corunercial driveways, right-turn lanes. Rule 37. The applicant shall provide right-turn lanes or tapers as part of a commercial driveway system if the department determines that such ·right-turn lanes or tapers are required to minimize congestion or hazard on the highway caused by vehicles ent~ring the applicant's driveways. A right-turn lane shall be preceded by a taper. The design feature di~ensions of a right-turn lane and taper shall conform to those given in table 1. TABLE1 COMMERCIAL RIGHT•TURN LANE AND TAPERS Curbed Highway Design Features Stondord Curb Ending Enfcrini F G H Toper Exitin~ J Toper Stondord Ronge 10 ft no range os determined by the Geporfmenl 12 ft 150 ft • 10 to 15 ft 12 ft 10 to 15 fr 50 to 150 ft 150 ft 50 to 150 ft so 50 to 150 ft not opplicoble ft • If a right•tvrn lone is used, the Entering Toper stondcrd shell be 50 ft. Without a right-turn lone, the Entering Teper stcndcrd shell be 150 ft. The standard shell b~ used un/eu engineering iudgmenf determines that another <Hmension within the range is more suitcofe for c porliculor site or specie/ con• dition ond is approved by the deportment. R 247 .241. Two-way commercial drive~·ays. Rule 41. The design feature dimensions of a two-way coI!llllercial driveway shall conform to those given in table· 2. II II • -~ not opplicoble E Ri~t-tvm Lone Len Qin R i ght-tvrn Lon• Width Range Uncurbcd Highway 11 GAYLORD MS-1 91527.12 SD-12 �•ill (2) Adjace~t to and on both sides of a driveway, a buffer area between the right-of-way line and the pavement edge shall be used, as determined by the department, to provide a physical barrier between highway traffic and activity on private property. A buffer area is needed to provide an unobscured vision area and to prevent potentially hazardous movement of vehicles, especially at undesirable angles of approach, from and to the highway. The b'1ffer area shall consist of a lawn area, a low shrub area, a ditch or equivalent. Where encroachment of vehicle parking on the buffer area t~kes place or may take place, the department may require the buffer area to be established by guardrail, guard posts, curb or equivalent. ill II • • -II .. • • • • • R 247.233. Design Features. Rule 33. The design features described in this rule and illustrated in figure l shall be used by the applicant in dimepsioning a proposed driveway or driveway system on plans accompanying the driveway permit application. The diraens ions to be used for various driveway design features, shown as a standard with a working range of dimensions, are given in tables l to 7, rules 37 to 49. These standard dimensions shall be used unless conditions warrant a deviation. The department may specify particular dimensions so a particular driveway system will accommodate vehicle movements normally expected without creating undue congestion or hazard on the highway or to provide reasonable access. The letters in the following design features refer to features in figure 1: (a) Intersecting angle, A, the clockwise angle from a highway centerline to a driveway reference line which is the centerline or the edge of the driveway. (b) Driveway width, B, the distance between driveway edges of pavement or edges of the gravel surface measured at the point where the edges of the driveway become parallel, point· b in figure 1. If the right-of-way line is so close to the pavement that point b falls on the applicant's property, then the width of the driveway at the right-of-way line shall be based on the projected driveway width. (c) Entering radius, C, the radius of a driveway edge curve on the right side of a vehicle entering the applicant's property. (d) Exiting radius, D, the radius of a driveway edge curv.e on the right side of a vehicle leaving the applicant's property • (e) Curb ending, E, the length of the height transition of the driveway curb from ground level to full curb height along an uncurbed highway. This curb transition may be 10 feet min imwn • (f) Right-turn lane length, F, the length of an auxiliary lane constructed preceding the driveway to accommodate rightturn traffic •entering the applicant's property • 8 GAYLORD MS-1 91527.12 SD-13 �TABLE 2 TWO·WAY COMMERCIAL DRIVEWAY II "'• • • " " "II • • "II 1ntctsecting An~lc O, i vc-oy WiC,h Entcrin~ R0Cius Ex i t i ng Rod i us Uncurbed Highwoy Curbed Highwoy Design Fecfures Stondorcl Rohge' Stondord Ronge 90° 60 to 120° 90° 60 lo 120° B 30 ft 12 lo 50 ft 30 ft 15 to 50 ft C 2!) ft 5 to 50 ft 30 It 5 to 50 ft D l S ft 5 to 50 ft 20 ft 51050ft A The stondord shcll be used unless engineering judgment determines thot cncther dimension within the ronge is more suitable for a por1icufor site or specie/ con• dition end is opproved by the deporlment. 247.242. R One-way commercial driveways. Rule 42. Tue des·ign feature dimensions of a one-way commercial driveway shall conform to those given in table 3. TABLE 3 ONE·WAY COMMERCIAL DRIVEWAY Curbed Highway Design F eotures Stcndord Ronge Stondord Ronge s not opplicoble 40 to 500 ft no, cpplicoble 40 to 500 ft An~le A 90° 60 to 120° 90° 60 lo 120° Driveway Wic!lh B 16 ft 16 to30 ft 16 ft 161030ft c, o, 20 ft 15to50ft 2!) ft 15 to 50 ft 10 ft 5 to 15 ft s ft 5tol5ft Co. 10 ft 5to15ft 5 ft 51015ft Do Z) 15to50ft 20 ft 15 to 50 ft Di,tcnce- Between Driveways l ln1crsecting ! >-. 0 ~ ~ C, C: >-0 ~' :, ~o 0 Ent,ring Rodi us Exiling Rodi us 0 Uncurbed Highwoy Entering Rodi us Exi1ing Rodi us ft The stondord sha/l be used unless engineering judgment determines that onother dimension within the range is more suitable for a parliculor site or special con• dition and is approved by the deporlment • 12 GAYLORD MS-1 91527.12 SD-14, �• • • • -.. ".. -II II II II II II II II R 247.243. Divided cor.unercial drive,;.·ays. Rule 43. A divided commercial driveway shall have a curbed island separating the entrance drive and the exit drive. The radii forming the edges on this island_shall be designed to accommodate the largest vehicle that will normally use the driveway. The min iir.u.-:i area of the is land shall be 50 square feet. Toe design feature dimensions of a divided commercial driveway shal~ conform to those given in table 4 • TABLE 4 DIVIDED COMMERCIAL DRIVEWAY Un curbed H ighwoy Curbed Highway Design F eolures Intersecting kngle Orivewcy Width Entering Rodi us Exiling Rodi us Entrance Drive Width Sionclord Ronge StOfldord Ronge A. 90° 75 lo 105° 90° 75 to 105° B 48 ft 42 to 90 ft 48 ft 42 lo 90 ft C 25 ft 5 to 50 ft 25 ft 5 to 50 ft D 25 ft 5 to 50 ft 20 ft 5 lo 50 ft K 16 ft l6to30ft 16 ft 16 to 30 r, Exit Drive Width L 22 ft 16 to30 ft 22 ft 16to30ft I I lond Width M 10 ft 10to30ft 10 f1 10 lo 30 ft Nose Offset p 8 ft ft Utt 12 lo 17 ft is lend Leng1h N 35 ft 35 ft 20 lo 1.50 ft 2 to 10 20 to 150 ft The stondord shall be vad vnfess engineering ·jvdgment de.termines that another dimension within the range is more svitobfe for a porlicvfor site o< specie/ condition ond is approved by the deportment. R 247.244. Dual service driveways. Rule 44. To facilitate vehicle movements between a highway and private property when the major vehicle movement at a commercial establishment is approximately parallel to the highway, such as at a service station or drive-in bank, the department may permit dual service driveways. The design feature dimensions of dual service driveways shall conform to those given in tables. 13 GAYLORD MS-1 91527.12 SD-15 �ill ill TABLES DUAL SERVICE DRIVEWAYS • "_ _; "- l n1c,sec ti n9 ,._ - 0 Angle t En,c ,i ng er .; Rccfh.,s ~ "'C> 0 Exit i n9 Re di v s ,._ .:: ~ C> C> _J -~ 0 ln t crse-ct i ng S10nd0rd Ronge 90° 60° 45 lo 90° AR 60° CR 15 ft 5 lo 50 ft 20 ft 5 to 50 ft DR 10 ft 5 lo 25 ft 5 ft 5 to 25 ft 45 lo Ang l e AL 120° 90 to 135• 120° 90 lo 135• CL 10 ft 5 lo 25 ft 5 ft 5 lo 25 ft Ex i t i ng · Rod i u s DL . 15 ft Wi C, h O i s tonce Between O ri vcwcys 5 lo 50 ft Z) ft 5 lo 50 ft 8 30 ft 12 t o50ft 30 ft 151050ft s 20 ft 10 lo 150 ft 20 ft 10 lo 150 ft The slondord shol/ be used unless en9ineerin9 judgment determinu thot another dimension within the ron9e is more suitob/e for a porliculor site Ol' specie/ con• dition ond is approved by the deportment. R 247.245. Directional commercial driveways. Rule 45. A directional commercial driveway is a special case and the driveway shall be designed individually to facilitate the desired turning movements and to discourage prohibited movements. Radii shall be as ·approved by the department, based on the driveway intersecting angle and on the turning path of the largest vehicle that will normally use the driveway. R 247.247. Residential driveways, number and separation. Rule 47. The number of residential driveways permitted shall be determined as follows: (a) One residential driveway shall° be permitted for each platted lot or for unplatted residential property with less than 100 feet of frontage • (b) One additional residential driveway may be permitted for residential property for each 70 feet of frontage in excess of the first 100 feet of frontage. (c) Two residential driveways may be permitted on the same property, in lieu of the requirements . of paragraph (b), to . serve a circle driveway if the frontage of the property is 80 feet or more. 14 II II II Slondcrd Ronge En t er i ng Rod i v s Or i vcwcy = II • •II II Uncurbed Highway Curbe<l Highway De sig n Feolures GAYLORD MS-1 91527.12 SD-16 �"II "II II ~ (d) Residential driveways. on the sc..:::e property shall be at least 45 feet apart, center-to-center. R 247,248, Residential driveway dimensions. Rule 48. The design feature dimensions of a residential driveway shall conform to those given i~ table 6. TABLE G RESIDENTIAL DRIVEWAY Range Stondcrd Ronge Stondord A 90° 70 to 110° 90° 70 to 110° Orh•ewcy Width B 10 ft 8 to 24 ft 12 ft 8 to 24 ft Entering Rcdius C 15 ft 5 to 15 ft 15 ft 5 to 20 ft Exiting Rcc!ius D 6 ft 5tol5ft 10 ft 5 to 20 ft Curb Cut R 26 ft ,fnters•cting Angle I Un<:urbed Highwoy Curbed Highwoy Design Feotures 20 lo not applicoble 40 ft The standard shall be used unfess engineering jud9menf determines that another dimension within the range is more suitabfe for a porlicufar site or specie( condition orid is approved by the deportment: R 247.249. Field entrances and utility structure driveways. Rule 49. (1) One field entrance may be permitted for each 1000 feet of frontage of cultivated land, timber land or undeveloped land. Additional driveways may be permitted when a single driveway will not provide adequate access due to topographic conditions. (2) The design feature di~ensions of a field entrance and of a utility structure driveway shall conform to those given in table 7. is GAYLORD MS-1 ,. 91527.12· .SD-17 �• • • • -II TABLE 7 . FIELD ENTRANCE AND UTILITY STRUCTURE DRIVEWAY l t"ltersec 1i n9 0 An~ 1e • O rive• c y W;e ,h En 1e rin 9 Uncu rbed Highwoy Stondcrd Range Stcndcrd Ro ng e A 90° 7010110° 90° 70 to 110° B 20 ft 15 to LO ft 20 ft 15 to LO ft C not o ppli co b le 20 ft 5 l o 40 ft D not oppl icoble Z) Rod i u s ft 5 t o LO ft C ur b Cu r R Ro <! i v s E xitin g 26 ft 20 to 50 ft not oppl ico b le T f. e s tandc rd shell be used ur:less engineering judg ment determines thot an other dirr:er:s ion ..., ;th in th e ronge is mere su i table for o por1 icufar si te or spec ie/ co~d i tio n a nd is a p p ro ved by t he department. R 247.251. Surfacing and curbing along curbed highways. Rule .51. If a highway is curbed, the following driveway surfacing and curbing requirements apply: (a) A comoercial driveway shall be paved and curbed to either the right-of-way line or to the point of curvature between the driveway edge and the larger radius, point bin figure 1, as determined by the department. (b) A residential driveway shall be paved between the edge of the pavement and the existing or proposed sidewalk. If there is no existing or proposed sidewalk, the surfacing shall extend at least 10 feet from the edge of the pavement. For a residential driveway, either curb cuts or curb returns shall be required as determined by the department, based on the current department standards for curb and gutter. Ill " ='. -· II · R 247.252. Surfacing and curbing along uncurbed highways. Rule 52. If a highway· is uncurbed, the following driveway surfacing and curbing requirements apply: (a) A co~~ercial driveway shall be paved and curbed to either the right-of-way line or to the point of curvature between the driveway edge and the larger radius, point bin figure 1, except a commercial driveway may be uncurbed where there is a proper ditch and other adequate roadside control or delineation, as determined by the department. The curb ·ending adjacent to the highway shall be located at least 13.5 feet from and parallel to the edge of the pavement. (b) A low volume commercial driveway along a low volume highway shall be paved, but the paving may be delayed as mutually agreed upon by the applicant and the department. II II •-- Curbed Highwoy Des ign F e-c tur es 16 GAYLORD MS-1 91527.12 SD-18 �• • • • • •II " " " " "II (c) A residential driveway may be ~aved or surfaced with stabilized gravel and may be curbed or uncurbed. R 247.253. Surfacing and curbing of field entrances and utility structure driveways • Rule 53. A field entrance or a utility structure driveway may be surfaced with stabilized gravel or with sod over a stable base and may be uncurbed, as determined by the department. R 247.254. Surface materials and thickness • Rule 54. The surface of a paved driveway, excluding right-turn lanes, shall be concrete, bituminous or equivalent surfacing material. The thickness of the surface and the base to be used shall be sufficient to provide the bearing capacity needed to carry the proposed traffic loads. A 2 1/2 inch, 250 pounds per square yard, bituminous mix on 8 inches of compacted gravel, 8 inches of unreinforced concrete or equivalent surfacing material which ceets current department Standard Specifications for High~ay Construction is acceptable for normal driveway traffic loads over stable soil. R 247.255.· Right-turn lanes and tapers. Rule 55. (1) The pavement of a right-turn lane and accompanying taper~ shall ma~ch the highway pavement, unless the department permits the use of an equivalent pavement. (2) The cross slope of a right-turn lane and tapers shall be: (a) A continuation of the cross slope of the highway if the highway is curbed. (b) Equal to the shoulder slope if the highway is uncurbed. R 247.256. Shoulders. Rule 56. (1) The surface of the shoulder adjacent to a right-turn lane and tapers shall be of the same material as the highway shoulder and conform to the current department Standard Specifications for Highway Construction. (2) If the distance between 2 paved commercial driveways serving the same property is less than 100 feet, measured between adjacent ends of the curb endings, the applicant shall pave the shoulder between the driveways. R 247.259. Driveway curb details. Rule 59. (1) The driveway curb shall either match the existing highway curb or shall conform to the current department standards for curb and gutter. II II II -II 17 GAYLORD MS-1 91527.12 SD-19 �-"• • • • " (2) The driveway curb height shall be constant if there is no existing or proposed sidewalk or if an inclined sidewalk is permitted by the department. (3) The dr i ve.:ay curb height rnay be tapered to zero height at the si~ewalk if the driveway grade meets the grade of an existing or proposed sidewalk • R 247.261. i II !I ! .i Drainage. Rule 61. (1) A driveway shall be constructed so that it ~oes not adversely affect the highway drainage. The drainage and the stability of the highway subgrade shall not be altered by driveway construction or roadside development. (2) Drainage fro~ adjacent parking or storage areas on private property in excess of existing drainage shall not be discharged into the highway drainage system. (3) Culvert pipe shall be of a size adequate to carry the anticipated natural flow of the ditch. The culvert shall be no smaller than the nearest upstream culvert nor less than 12 inches inside diameter. A culvert, catch basin, drainage channel and other drainage structure required within the highway right-of-way shall be manufactured or constructed and installed in accordance with the current department Standard Specifications for Highway Construction. The minimum length of the culvert may be determined as the sum of the distance between driveway edges, measured along the ditch line, plus the distances needed to accommodate an embankment slope not to exceed 1 foot vertical for 6 feet horizontal on both sides of the driveway. R 247.263. Profile. Rule 63. A driveway profile shall be determined using the following criteria: (a) If the highway is uncurbed, the grade of the driveway between the highway edge of pavement and the edge _of the shoulder shall conform to the slope of the shoulder. (b) If the highway is uncurbed or if the sidewalk is more than 10 f~et from the edge of the pavement or if there is no sidewalk: • (1) The grade of a two-way, one-way or divided commercial driveway shall not exceed 1.5% for a minimum distance of 25 feet from the edge of the pavement. Beyond this distance, the grade shall not exceed 8% . (ii) The grade of a residential or utility structure driveway or field entrance shall not exceed 10%, (c) If the highway is curbed and if the sidewalk is 10 feet or less from the edge of pavement, the grade of a driveway, except a directional driveway, shall be the grade required to meet the sidewalk elevation; but if that grade would exceed the maximums specified in paragraph (b), the sidewalk shall be either tilted or inclined. =r "'" II II " "Ill - 18 GAYLORD MS-1 91527.12 SD-20 �(d) The grade of a directional dri\'eway shall be designed so to provide vision of the highway edge of pavement and the driveway surface for a distance of 100 feet along the driveway. For a driveway on an upgrade towards the highway, a grade of 1.5% for a distance of 100 feet from the e~ge of the pavement is acceptable. Beyon~ this distance, the grade shall not exceed 4% and the difference in grades where there is a change of grade shall not exceed 3%. (e) Vertical curves, with a minimur.i length of 15 feet, shall be provided at a change cf grade of 4% or more. (f) If the sidewal~ elevation has to be adj~sted to meet the driveway, the department may require that the sidewalk be inclined at a rate not to exceed 1 foot vertical for every 24 feet horizontal. R 247.265. Parking and storage. Rule 65. Adequate storage for vehicles parking or waiting to be serviced shall be provided so as not to interfere with pedestrian movements, vision requirements or traffic operations on the highway. R 247. 267. Traffic signs and markings.- Rule 67. A permittee shall provide and properly maintain traffic signs and pavement markings which the department determines necessary, subject to local ordinances, for proper operation of the driveway. Only those traffic signs and pavement markings approved by the department may be used within the highway right-of-way. Signs and pavement markings shall conform to the current Michigan Manual of Uniform Traffic Control Devices. · 19 GAYLORD MS-1 91527.12 SD-21 �• • • • ~ " STANDARDS OF DESIGN - SANITARY SEWERS These standards establish the minimum requirements for the design of sanitary sewers in the Municipality. Plans and Specifications 1. The plans and specifications shall be prepared by a professional engineer registered in the State of Michigan. 2. Plans shall consist of a cover sheet showing a location map and site plan of the proposed project, plan and profile sheets covering all the proposed street and roadway construction, and a standard detail sheet Plan sheet size shall be 24" x 36" or 22" x 34". Plan scale shall be either 1" = 40' or 1" = 20' horizontally and 1" = 5' vertically. 3. Elevations shall be based upon U.S.G.S. datum. Elevations based upon assumed datum will not be approved. 4. Plan profiles shall indicate existing and proposed ground levels, U.S.G.S. elevations, and stationing. 5. Four sets of plans and specifications shall be submitted by the Developer to the Municipality for preliminary approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. Modifications required to meet the municipal standards, if any, will be noted on two sets, with one such set returned to the Developer for final corrections within 90 days of receipt. 6. Six sets of final plans and specifications shall be submitted by the Developer to the Municipality for approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. 7. The Developer will complete the Act 98 Sanitary Sewer Construction Permit from the DNR. The City will sign the pennit and submit it to the DNR after City review and approval. The Developer will be responsible for securing all other pennits required for the sanitary sewer construction. 8. One (1) set of reproducible "as-built" tracings, on mylar or polyester film, shall be submitted to the Municipality upon completion of the utility construction. The location of all tees, manholes, and the intersection of the service lateral and the respective property line shall be witnessed from at least two permanent topographic features. GAYLORD MS-1 91527.12 SD-22 �• •II • •II II II II -II II " " "II Location The location of the sanitary sewer within the street right-of-way shall be on the centerline of the street Minimum Grades and Velocities Sanitary sewers shall be designed to maintain a minimum velocity of two feet per second; maximum velocity shall not exceed ten feet per second. Suggested minimum grades for various size sanitary sewers are listed below: 6" (lateral) 8" 10" 12" . 15" 18" 24" 1.00% 0.40% 0.30% 0.22% 0.15% 0.12% 0.10% Minimum Diameter The Developer shall install the appropriately sized sanitary sewer system to serve the proposed development and shall submit · supporting documentation and calculations to the City to demonstrate adequacy. The minimum diameter of collected sewers shall be eight inches and the minimum diameter of the service lateral shall be six inches. The municipality may desire to increase the size of certain sewers for their own purposes, in which case the municipality shall pay for the difference in sewer pipe and manhole construction material costs over and above the Developer's proposed diameter sanitary sewer and manhole structures. Sewer Pipe Sanitary sewer pipe shall be PVC conforming to ASTM D3033 or ASTM D3034. Minimum wall thickness shall be SDR-35. Joints shall be of the elastomeric gasket push-on type conforming to ASTM D3212. Manholes Manholes shall be constructed at all changes in gr-ade, size and alignment of the sanitary sewer. The maximum run between manholes shall be 400 feet All manholes shall be precast concrete with rubber "O" ring at joints; block or brick sanitary manholes will not be approved. All pipe · openings shall be cast in the precast section or cored in the finished wall. Manhole pipe connections shall be furnished with an integrally cast seal system, equal to "Press Wedge II", "Kor-N-Seal", "Lock Joint Flexible Manhole Sleeve", or equal. Sanitary manholes shall have GAYLORD MS-1 91527.12 SD-23 �• •II II •,i Ill • • • • •II II integrnl concrete manhole bottom. A drop pipe shall be constructed for all sewers entering a manhole at a height of 24 inches or greater above the proposed manhole invert. The minimum inside diameter of a sanitary sewer manhole for sewers through 21 inches in diameter shall be 48 inches. For sanitary sewer 24 to 36 inches in diameter, the minimum inside diameter of the sanitary manhole shall be 60 inches. A minimum of three rows and a maximum of six rows of concrete adjusting bricks or rings shall be constructed on top of the precast cone section. The interior and exterior of the adjusting bricks or rings shall receive a ½ inch thick coat of plaster. All manholes shall be provided with approved manhole steps. Service Laterals Connection of the service laterals to the collection sewer shall be by means of a sewer pipe wye or tee fitting. The service lateral shall be constructed to the property line of all lots and marked in accordance with the sanitary sewer standard of construction included herein. In addition, the Developer shall be required to furnish to the Municipality a map indicating the precise location of all sanitary sewer laterals at the property line intersection. The location should be witnessed from two recoverable reference points. All service laterals shall have a minimum 4" diameter cleanout pipe connected to the lateral with a wye fitting. The cleanout pipe shall be extended to the surface and equipped with a threaded cap set flush with the ground surface. The cleanout cap shall be located six inches (6") inside the right-of-way line. For service laterals of extended length, cleanouts shall be constructed at 100 foot intervals. Where sanitary sewers are deeper than 15 feet, 6 inch diameter risers shall be constructed such that the service lateral is 11 feet below finish grade at the property line. All changes in direction, materials, or pipe size shall be done with proper fittings. Subsurface Soil Conditions The Developer shall provide sufficient soil borings along the sanitary sewer route to accurately describe the prevailing soil conditions. The borings shall be constructed to a depth of four feet below the proposed invert elevation of the sanitary sewer. Manhole Casting Refer to the table of standard castings and valves for the municipalities standard manhole castings. Lift Stations Unless otherwise approved lift stations shall be of fiberglass enclosed suction lift type station. Each station shall be equipped with an adequately sized wet-well, duplex pumps, suction and discharge plug valves, discharge check valves, high and low water level alarms, ventilation and heaters. Stations shall have provisions for accepting portable emergency generator service compatible with the City's generator. Pump stations shall be similar to the City's existing station and shall be subject to the approval of the Municipality. Lift station design shall conform to the guidelines contained in the Recommended Standards for Sewage Works, Great Lakes-Upper GAYLORD MS-1 91527.12 SD-24 �II II II II II • •II .. II II II Mississippi River Board of State Sanitary Engineers (fen-States Standards) unless otherwise noted or approved. All submersible pump lift stations shall be provided with intrinsically safe electrical control systems. The electrical system shall have provisions for accepting portable electrical generator service. Lift station design shall be subject to the approval of the municipality. Inverted Siphons Generally, the use of inverted siphons will not be approved unless specific conditions warrant their use. Ille!!al Connections The connections of footings drains, roof drains, sump pump discharge, or yard drains to the sanitary sewer are strictly prohibited. Connection Elevations Plans submitted for approval shall note the elevation of the sanitary sewer service lead at the building foundation line as well as the invert elevation of the service lead at the collection sewer in the street. Minimum cover over the service lateral shall be four feet. Trench Load.in!? Design All sanitary sewers shall be designed so as to resist all trench backfill and construction load or anticipated superimposed loadings utilizing a factor of safety of 2.0 of the pipe's resistance to failure . .. II II II II II II II GAYLORD MS-1 91527.i2 SD-25 �•II II • ••• .. II II ; " "• • • • • STANDARDS OF DESIGN - STORM SEWERS Scope These standards establish the minimum requirements for the design of storm sewers in the Municipality. Plans and Specifications 1. The plans and specifications shall be prepared by a professional engineer registered in the State of Michigan . 2. Plans shall consist of a cover sheet showing a location map and site plan of the proposed project, plan and profile sheets covering all the proposed street and roadway construction, and a standard detail sheet. Plan sheet size shall be 24" x 36" or 22" x 34". Plan scale shall be either 1" 40' or 1" 20' horizontally and 1" 5' vertically. = = = 3. Elevations shall be based upon U.S.G.S. datum. Elevations based upon assumed datum will not be approved. 4. Plan profiles shall indicate existing and proposed ground levels, U.S.G.S. elevations, and stationing. 5. Four sets of plans and specifications shall be submitted by the Developer to the Municipality for preliminary approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. Modifications required to meet the municipal standards, if any, will be noted on two sets, with one such set returned to the Developer for final corrections within 90 days of receipt. 6. Six sets of final plans and specifications shall be submitted by the Developer to the Municipality for approval All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design . 7. The Developer will be responsible for securing all State and local construction pemuts required for storm sewer construction. 8. One (1) set of reproducible "as-built" tracings, on mylar or polyester film, shall be submitted to the Municipality upon completion of the utility construction. The location of all tees, manholes and catch basins shall be witnessed from at least two permanent topographic features . GAYLORD MS-1 91527.12 �• • • • • • •II " Location Location shall be within the street right-of-way 8 feet south and 8 feet east of the centerline of the right-of-way. Minimum and Maximum Velocity All storm sewers shall be designed to provide a minimum velocity of three feet per second and a maximum velocity of ten feet per second when the pipe is flowing full . Minimum Diameter The Developer shall install the appropriately sized storm sewer system to serve the proposed development and shall submit supporting documentation and calculations to the City to demonstrate adequacy . The minimum diameter for all storm sewer, including catch basin leads, shall be 12 inches. The Municipality may desire to increase the size of certain sewers for their own purposes, in which case the Municipality shall pay for the diffe/ence in sewer pipe and manhole structure material costs over and above the Developer's proposed diameter storm sewer and manhole structures. Manhole Storm sewer manholes shall be constructed at all changes in grade, size and alignment of the storm sewer. The maximum run between storm sewer manholes shall be 500 feet Manholes may be either precast concrete or concrete block construction. The minimum inside manhole diameter for storm sewers through 21 inches in diameter shall be 48 inches. For storm sewers from 24 to 36 inches in diameter, the minimum storm manhole diameter shall be 60 inches. For storm sewers 42 inches and larger, "tee" manhole riser sections shall be used. Should a change in grade, size or alignment of the pipe occur in a manhole where one or more of the sewers are 42 inches in diameter or large, the manhole section shall have a minimum inside diameter of the largest pipe diameter plus two feet All manholes shall be provided with approved manhole steps. Storm Sewer Design Storm sewer design shall be consistent with engineering practice and shall utilize a minimum storm flow generated from a 10 "year, 24 hour storm event Catch Basins Storm sewer catch basins shall have a minimum inside diameter of 48 inches and shall provide a minimum sump depth of 24 inches below the lowest pipe invert elevation. Catch basins shall be constructed at all low poin~ in the curb and gutter and shall be located so as to limit storm water travel in the gutter section to a maximum distance of 250 feet GAYLORD MS-1 91527.12 SD-27 �Standard Castine:s Refer to the Table of Standard Castings and Valves for the municipalities standard castings. Trench Loadin e: Desi e:n All storm sewers shall be designed so as to resist all trench backfill and construction load or anticipated superimposed loadings utilizing a factor of safety of 2.0 of the pipe's resistance to failure. Pipe Materials Storm sewers shall be constructed with reinforced concrete pipe (RCP) or high depsity polyethylene corrugated pipe with an integrally formed smooth interior. Corrugated metal pipe (CMP) may be approved for service leads off the public R.O.W. and culverts. GAYLORD MS-1 91527.12 SD-28 �• • • • • " " STA1\1DARDS OF DESIGN - "\VA TER DISTRIBUTION SYSTEMS Scope These standards establish the minimum requirements for the design of storm sewers in the Municipality. Plans and Specifications 1. The plans and specifications shall be prepared by a professional engineer registered in the State of Michigan. 2. Plans shall consist of a cover sheet showing a location map and site plan of the proposed project, plan and profile sheets covering all the proposed street and roadway construction, and a standard detail sheet Plan sheet size shall be 24" x 36" or 22" x 34". Plan scale shall be either 1" = 40' or 1" =· 20' horizontally and 1" = 5' vertically. 3. Elevations shall be based upon U.S.G.S. datum. Elevations based upon assumed datum will not be approved. 4. Plan profiles shall indicate existing and proposed ground levels, U.S.G.S. elevations, and stationing. 5. Four sets of plans and specifications shall be submitted by the Developer to the Municipality for preliminary approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. Modifications required to meet the municipal standards, if any, will be noted on two sets, with one such set returned to the Developer for final corrections within 90 days of receipt 6. Six sets of final plans and specifications shall be submitted by the Developer to the Municipality for approval All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. 7. The Municipality will apply for the water main construction permit from the Michigan Department of Public Health. The Developer \\ill be responsible for securing all oL~er permits required. for the. water distribution system construction. 8. One (1) set of reproducJble "as-built" tracings, on mylar or polyester film, shall be submitted to the Municipality upon completion of the utility construction. The location of all valves and curb shutoffs shall be witnessed from at least two permanent topographic features. . II II II II . II Ill Ill GAYLORD MS-1 91527.12 SD-29 �• • • • • • • • • • •Ill • •II Ill II II II Location Location of the water main within the street right-of-way shall be 23 feet north and 23 feet west of the centerline of the right-of-way. In no case shall a water main be constructed within ten feet (measured horizontally) from a sanitary sewer. Minimum Size The Developer shall install the appropriately sized water main to serve the proposed development and shall submit supporting documentation and calculations to the City to demonstrate adequacy. The minimum size of water main shall be six inches in diameter. The municipality may desire to increase the size of certain mains for their own purposes, in which case the municipality shall pay for the difference in water main and valve material costs over and above the Developer's proposed diameter water main and valves. Valves AWW A approved gate valves shall be placed throughout the distribution system in accordance with the following regulations: a. On straight runs, valves shall be spaced at maximum intervals of 800 feet b. At tees, a minimum of two valves are required. c. At crosses, a minimum of three valves are required. d. At the end of dead end mains, valves shall be construct to facilitate future connections. e. A valve shall be installed at the intersection of water mains and easement lines. The municipality intends to maintain water main within legal easements . Valve Boxes and Manholes Valves shall be placed in valve manholes as directed by the municipality. Generally valve manholes will be required in State Highway right-of-ways, paved surfaces, berms, sidewalks, and any other location where re-excavation may be difficult Valves not placed in valve manholes shall be provided with adjustable screw type valve boxes. Valve Extension Stems Where valves are used with valve boxes, the depth to the top of the valve operating nut shall not be greater than 5½ feet \Vhere the water main is buried at a depth where the nonnal valve operating nut will be at a depth greater than 5½ feet, a valve extension stem with operating nut GAYLORD MS-1 91527.12 SD-30 �• • • • •II •II ""• • •II • • • shall be provided and mechanically attached to the valve to provide an operating nut at the 5½ foot depth . \Vater Mains Water mains shall be constructed of ductile iron or PVC with a minimum cover of 6 feet The use of cement-asbestos water main \\ill not be approved. In general, water mains shall be designed in a network with sufficient looping to eliminate "dead end" runs. Any other pipe material shall be subject to the approval of the municipality. Hydrants The minimum size for fire hydrants shall be 5 inch diameter and the hydrant shall have connections and special construction as noted on the Table of Standard Castings and Valves . Hydrants shall be spaced along the water main network such that all residential and commercial establishments are within 400 feet of a hydrant (measured along the street right-of-way). Threads on the connections shall be National Standard Threads (NS1). The hydrants shall have plugged drains. The pumper connection shall face the street Hydrants shall be constructed at all dead end mains. Hydrants shall be constructed from the main by use of a standard tee and . gate valve. A concrete thrust block of sufficient area shall be constructed to resist _the thrust. Service Connections I Connection to the existing main shall be made with a corporation stop with a minimum diameter of one (1) inch. Service lead shall be type K annealed seamless copper water tubing with flared type fittings. Service lead shall be constructed to within six inches of the property line and shall be terminated with a curb valve. The open end shall be capped and protected during backfill operations. An adjustable curb box shall be provided for each curb box. The size of water service connection shall be approved by the Engineer. Each service connection shall be provided with a minimum of 6 feet of cover. Refer to the Table of Standard Castings and Valves for acceptable makes and model numbers . Water Meters Water meters together with the necessary setting equipment are to be furnished by the City upon payment of the necessary fee as establishe4 by the City. (This fee is subject to change by the City Council). The meter and appurtenances shall remain the property of the City and shall be maintained by the City in accordance with the City Water Ordinance. GAYLORD MS-1 91527.12 SD-31 �• • • • • • • • • • -II • •II II II II II STANDARDS OF DESIGN - SITE GRADING Scope These standards establish the minimum requirements for the design of storm sewers in the Municipality. Plans and Specifications 1. The plans and specifications shall be prepared by a professional engineer registered in the State of Michigan. 2. Plans shall consist of a cover sheet showing a location map and site plan of the proposed project, plan and profile sheets covering all the proposed street and roadway construction, and a standard detail sheet Plan sheet size shall be 24" x 36" or 22" x 34". Plan scale shall be either 1" = 40' ·or l" = 20' horizontally and l" = 5' vertically. 3. Elevations shall be based upon U.S.G.S. datum. Elevations based upon assumed datum will not be approved. 4. The site plan for street and lot layout shall indicate both existing and proposed contours at a two foot contour interval Individual lot drainage patterns shall be indicated on the plan. 5. Tirree sets of plans and specifications shall be submitted by the Developer to the Municipality for preliminary approval. All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. Modifications required to meet the municipal standards, if any, will be noted on two sets, with one such set returned to the Developer for final corrections. 6. Six sets of final plans and specifications shall be submitted by the Developer to the Municipality for approval All plans and specifications submitted for approval shall be sealed by the registered engineer in charge of design. 7. The Developer will be responsible for securing all State and local construction permits. Grading Site grading shall be designed to allow for drainage of storm water away from residential or commercial buildings. Grades shall be such as to minimize earth settlement problems, avoid concentrating run-off onto adjacent properties, prevent creation of water pockets or pools of standing water and to minimize erosion. The grading design shall incorporate natural drainage courses where possible. In areas where natural drainage is not present, sutface (ditches) or GAYLORD MS-1 91527.12 SD-32 �• • • • • •II •II •II • • • • • • subsurface (storm sewers) drainage shall be provided for collection and disposal of storm run-off. It is the intent of these regulations that the grading design minimize the need for banks, retaining walls or terracing. Minimum grade away from structures shall be two percent On slopes of 3.5 horizontal to 1 vertical or greater, Class A sodding with pegs must be provided to minimize erosion. The maximum aalowable slope shall be 3.5 horizontal to 1 vertical. Site grading shall conform to the applicable sections of the Soil Erosion and Sedimentation Control Act Where mulch is required, a mulch adhesive shall be used. GAYLORD MS-1 91527.12 SD-33 �CITY OF GAYLORD TABLE OF STANDARD CASTINGS AND VALVES SEWER SYSTEM SANITARY MANHOLE CASTINGS EJIW lOCX) A STORM MANHOLE CASTINGS EJIW lOCX) B CATCH BASIN CASTINGS CURB TYPE (C-4) CURB TYPE (ROLLBACK) DITCH TYPE (BEElllVE) INVERTED CROWN, ROAD EOOE PARKING LOTS (CONCAVE INLET) EJIW 7045 Ml EJIW 7065 Ml EJIW 1OCX) TYPE 02 GRATE EJIW 5105 M2 WATER DISTRIBUITON SYSTEM FIRE HYDRANTS EAST JORDAN IRON WORKS MODEL 5BR WITH 2-2½ HOSE CONNECTIONS AND 1 STANDARD PUMPER CONNECTION. NATIONAL STMTDARD THREADS. GATE VALVES RESILIENT WEDGE TYPE WATERO US SERIES 500, KENNEDY KEN-SEAL. CORPORATION STOPS :MUELLER H-15008 OR APPROVED EQUAL. CURB STOP MUELLER ORJSEAL MARK III OR APPROVED EQUAL. CURB STOP BOX MUELLER OR APPROVED EQUAL WITH ARCH PATTERN BASE, STATIONARY ROD AND LID WITH PENTAGONAL BRASS PLUG. SERVICE LEAD TYPE K MTJ\TEALED SEA.111.ESS COPPER VALVE MANHOLE CASTINGS EJIW lOCX) A GAYLORD MS-1 91527.12 SD-34 �STAI\TDARDS OF CONSTRUCTION - UTILITY CONSTRUCTION \VITHIN MUNICIPAL STREET RIGHT-OF-WAY General This specification covers the requirements of all gas, telephone, cable television or other public utilities, and private pers@ns or corporations in conjunction with construction operations within Municipal Street rights-of-way. All new utility installations including electrical service, telephone and cable t v. shall be installed underground. All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. No street may be closed without prior permission from the authority having jurisdiction. The utility shall be responsible for providing, installing, and maintaining traffic control signs, lights and barricades as required by the MDOT Manual of Uniform Traffic Control Devices. Whenever reference is made to specifications other than those contained herein, said specifications shall apply and be binding as if fully repeated herein. Unless otherwise specified, all work shall conform with applicable divisions of the "Standard Specifications for Highway Construction", latest revision of the Michigan Department of Transportation (MDOT). The utility company, private person or corporation shall notify the Municipality 72 hours prior to commencing construction operations, unless the situation warrants immediate action. Where applicable, construction plans shall be submitted to the City for approval 30 days in advance of the proposed initiation of construction operations. Construction Operations In general, construction operations shall be in accordance with the applicable sections of the MUNICIPAL STANDARDS. 1. Pavement Crossings - Unless otherwise specified, where a utility line crosses the entire width of a permanent pavement, the utility, private persons or corporations will be required to bore, bore and jack, or tunnel in accordance with Section 02222, Excavation for Utility Systems. If open cutting of a permanent pavement is allowed, the pavement shall be saw cut prior tp excavation and backfilled and compacted in accordance with Section 01410, Soils Compaction and Testing. · 2. Pavement Replacement - Where weather conditions allow, pavement shall be replaced upon completion of construction operations. Pavement replacement materials shall be of the same material as the existing pavement During freezing weather, cold patch shall be used until permanent pavement can be replaced. The utility, private persons or corporations shall be responsible for maintaining the cold patch until the permanent pavement can be replaced. GAYLORD MS-1 91527.12 UC-1 �BIBLIOGRAPHY 1990 STAND ARD SPECIFICATIONS FOR HIGHWAY CONS1RUCI1ON, State of Michigan, Department of Transportation. RECO1111ENDED STAl\1DARDS FOR SE\VAGE WORKS, Great Lakes-Upper Mississippi River Board of State Sanitary Engineers, 1978 Edition. RECO:MMENDED STAND ARDS FOR WATER WORKS, Great Lakes-Upper Mississippi River Board of State Sanitary Engineers, 1976 Edition. ADMIN1STRATIVE RULES REGULA TING DRIVEWAYS. BANNERS. AND PARADES ON Al\1D OVER HIGITTVA YS, State of :Michigan, Department of Transportation. • • ' GAYLORD MS-1 91527.12 B-1 �• • • • • •II II II II II II SECTION 01410 SOILS COMPACTION AJ\TJ) TESTING GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment and materials in connection with SOILS COMPACTION A!\TD TESTING. 1.02 RELATED ·woRK: The Contractor shall compact all bedding, backfill, fills, and embankments to the percentage of maximum unit weight specified herein. All compaction operations shall be performed utilizing suitable methods and equipment specifically designed for earth compaction. Rollers shall be of a standard design and in general shall be vibratory, rubber tire or smooth steel drum for granular materials and kneading type (sheep's foot) for non-granular materials. All operations shall be performed such that they do not damage or displace any pipes, utilities or structures. Compaction by flooding or jetting shall not be allowed. Attention is directed to SECITON 01560 - SPECIAL CONTROLS. 1.03 DEFThTfIONS • • • • •II II • PART 1 002 A. GRANULAR MATERIALS: Soils having a loss by washing of 15 percent or less. B. NON-GRANULAR MATERlALS: Soils having a loss by washing of more than 15 percent C. LOSS BY WASHING: Materials finer than a No. 200 sieve as determined by ASTMC117 . D. MAXIMUM UNIT WEIGHT: Maximum dry pounds per cubic foot at the optimum moisture content as determined by the following standard tests: 1. Modified Proctor: AASHTO 180, Method C, shall be used for granular and non-granular materials at structures as noted in Part D of the appended table . 2. Standard Proctor: AASHTO T-99 as modified by MDOT shall be used for soils having a loss by wash greater than 15%. 3. Michigan Cone: The MDOT "Method of Test for the Compaction and Density of Soils (Granular)" shall be used for granular materials . E. OPTTh1UM MOISTURE CONTENT: Shall be the percent moisture of the soil at which the maximum unit weight is obtained by the above tests. F. LIFT: Shall be the vertical measure of a soil layer when measured loose. 01410-1 �II II • • •II PART2 PRODUCTS 2.01 :MATERIALS: Shall be as specified herein, and as noted on the plans. The Contractor shall notify the Engineer of the source of materials at least three days prior to their use to allow for testing of samples . PART 3 EXECUTION 3.01 COMPACTION AND TESTmG A. II II II II II II II II • • • • • MOISTURE CONTENT: All material shall be at or near the optimum moisture content when compacted. Unless modified by the Engineer, the allowable moisture range shall be as follows: 1. 2. Granular soils: -3% to +2% above the optimum Non-granular soils: -1 % to +3% above the optimum In the event the moisture content of the material exceed these limits, the material shall be allowed to dry or dried by discing of harrowing. In the event that the moisture content is too low to obtain the required densities when compacted, water shall be added to increase the moisture content to the optimum. 002 B. TESTING: Moisture and in-place density tests will be made on the compacted fill in locations and at times as selected by the Engineer. The costs of tests which meet the specifications will be paid by the Owner. The costs of failing tests will be paid by the Contractor and said costs will be deducted from sums due the Contractor. The Contractor may elect to perform additional testing at his own expense for his own purposes, however, the Engineer's decision of the suitability of materials and compliance with specifications shall be final. C. TABLE OF C011PACTION OPERATIONS Al\TD REQUIREMENTS: The appended table lists requirements for minimum in-place densities and maximum lifts for various compaction operations, material classifications, and locations. The lift thickness, moisture content, type of equipment, number of passes, and weight and speed of equipment shall be adjusted to product the required compaction density with consistent results . D. SUBSIDENCE AND SETTLEMENT: The Contractor shall be responsible to conduct all compaction operations in such a manner to avoid objectionable soil settlement Irrespective of compaction tests results, excessive ·soil settlement any resulting structure or pavement damage shall be repaired by the Contractor. 01410-2 �• •II • • •II TABLE OF COMPACTION OPERATIONS AND REQUIREMENTS • Compaction Operation A. II B. 002 Min. In-Place Density% Max. Unit Weight Granular Crushed Stone 6" 12" 95% N.A. Granular 4" (2) 95% BACKFILL FOR UTILilY SYSTEMS: 1. Undercut below plan grade to 4" below pipe 2. Bedding (from 4" below pipe to l' above pipe) 3. Backfill over bedding-open field Trench Mat'l 12" (6) 90% 4. Backfill under permanent pavements Granular 12" (6) 95% 5. Backfill under existing utilities Granular 6'' (6) 95% 6. Backfill around manholes and other structures Granular 12" (6) 95% Ill • • • • • • • • •II Max. Lift Loose Measure Material Classification (1) EMBANKMENTS: 1. General 2. Under utility structures (3) Granular 01410-3 9"-12" (4)(6) 12'' (6) 95% 97% �II • • •II C. D. II II II II Existing Mat'l 9"-18" (5) 1. Subgrade 2. Aggregate Base Course As Specified 3"-6" 98% 3. Aggregate Surface Course As Specified 3"-6" 98% 95% STRUCTURES: 1. Adjacent to walls Granular 12" 2. Under floor and foundation slabs and footings (Structural Fill) Granular 9" (6) 95% 97% NOTES: • • •II (1) Specific material requirements shall be as specified herein or shown on the drawings. (2) For pipes of 8 inch O.D. and less, maximum lift shall be one-half of the pipe O.D. (3) Material as designated on the drawings or as approved by the Engineer, with exception that frost heave material, as defined in MDOT Specification 2.08.lOd may not be used in top 3 feet of embankment below subgrade. (4) 9" for non-granular, 12" for granular materials. II • • •II • STREETS AND ROADWAYS: (5) Depth of lift indicated is below excavation at which compaction is required provided a base course is required. If a base course is not required, compacted depth shall be 18 ". (6) The maximum depth of lift for hydraulic compactors which may be allowed by the Engineer v.ill vary depending upon the compaction equipment utilized by the Contractor. The maximum depth of lift shall not exceed 50% (percent) of the maximum compaction lift stated in the compaction equipment manufacturers data sheet, provided the Contractor can demonstrate that the required density has been achieved throughout the depth of the lift. E:t-.TO OF SECTION 002 01410-4 �• • • • • • • • • • • • • • ' '• • SECTION 01560 SPECL\L CONTROLS PART 1 GENERAL 1.01 'WORK INCLUDED: The work covered by this section of the specifications pertains to SPECIAL CONTROLS. 1.02 SPECIFICATIONS BY REFERENCE: Where reference is made in the specifications to standards of any technical society, association, governmental agency, etc., said specifications or standards shall apply and be binding as though fully repeated therein and are to be considered as a part of these specifications . 1.03 RELATED WORK: The Contractor shall conduct his work in a manner to prevent air, water, and noise pollution by establishing adequate controls during the construction operations. All controls shall be in accordance v.'i.th the applicable laws of the State of Michigan. A. AIR POLLUTION: The open burning of combustible wastes from clearing and grubbing operations and of waste construction materials will not be permitted. The Contractor shall dispose of all such wastes at sanitary landfill(s) licensed by the Michigan Department of Natural Resources . 1. 001 Dust Control: The Contractor shall maintain all traveled areas in a safe, dust-free conditions at all times. To accomplish this, the Contractor shall remove any tracked materials such as much, dirt, etc. from construction and haul roads, furnish and apply chloride treatment to temporary roads, furnish and install temporary road patches or surface, or any other approved methods or systems . B. WATER POLLUTION: The Contractor will be required to perform all construction operations in a manner that will conform to the requirements of Act 347, Soil Erosion and Sedimentation Control Act Methods to be used are indicated herein (Items No. 1 through 46) and referenced with numbers and symbols to the plans when special details are designated. The Contractor shall also be required to perform all work in conformance with the requirements of Act 346, Inland Lakes and Streams. The permits for construction will be obtained by the Owner. C. NOISE POLLUTION: The Contractor shall exercise judgment in the conduct of operations which by nature result in excessive noise. All such operations shall take place during reasonable daylight periods, which are defined at 7:00 a.m. through 6:00 p.m. unless otherwise stated in the governing municipal ordinance, or authorized by the Owner. 01560-1 �• • • • • • • -Ill • • • • • • •I D. CONSTRUCTION DEBRIS: All construction debris shall be removed from the construction site(s) at regular intervals and disposed of at sanitary landfill(s) licensed by the Michigan Department of Natural Resources. E. HOUSEKEEPING: The project worlc areas shall be maintained in a neat and clean conditions and all debris and waste materials shall be removed from work areas on a daily basis . 1.04 VEHICULAR ~'\'D PEDESTRIAN TRAFFIC CONTROL: The Contractor shall be responsible for providing, installing, and maintaining vehicular and pedestrian traffic control signs, lights, and barricades in conjunction with construction operations. Vehicular traffic control measures shall be in accordance with the Michigan Manual of Uniform Traffic Control Devices. A. STREET CLOSING: No street or roadway may be closed to traffic without prior written pennission of the governing body having jurisdiction over the street or roadway. B. EXISTING TRAFFIC CONTROL SIGNS: Existing traffic control signs which conflict with construction operations may be temporarily removed. The Contractor shall provide traffic control for the duration of the sign displacement and signs shall be replaced in the proper location immediately after construction operations adjacent to the sign locations are completed. END OF SECTION II • 001 01560-2 �• • 111·01 ::: :: :: .. - --- . -- - -- -. = :: - --- -- :: :. --- - - -- -... -:::=~=== - -- 0 ~B -- -.... -.. -- 0 - - ; - ;Hi! - - - =-- i - ' = :: .... ; :: =:: ....;~:~ -- . -- - 1 Ii ;=== : r -: ; g : = ---- -- = ; <t w <t ~ u ::; ....~ 'i: ~ ~ ~) I - - I I ( = a:: - --- .. -- -- --- .....- -.--~ >l- (J) w -. -- -;~; -- ~ ::: - 0 a:: Q_ m- -= :::> I (J) - - w Q_ - - ~ a:: - - a:: : = - J -c 01560-3 . ------ -~=~ -------~~E -. --. ---- :; - ;.. = - - -- -. = ; -- -- ..... ~§~~i I~ :: J ~ - - - ! } ~ lS : .: - :: I �,. .. .. ; l •-------- - 0 STREAMS ENCLOSED DRAINAGE SYSTEMS (USlltCIIU t11t 2B 11 ,,.......,.. .. -...- .- ~""" ~ 111111111 29 i:.~--~==:::.i..,.,, ...• llf"nT. ,.;;_ llllll &I 11\.tl JO ~- ----·- H CU II CIIIIIVII MIii IOII 1'1111,1111 111111 tOUIIIIJI tllll 111(1 tu II PV"II llllClll IICI 1111 11111 ■ II Ulllill 111111111 II IIIIJ ■ ::::: . ~ ~ ) " ' ·--::. ~~ -~ ◄J .... 11i,ou11 111111 c111111 c,m1 )2 UllhS )) '· auu, llllltll IUI II lllll v ·--~fo:~ ~ - - .,~❖i ~---=-- lllllll IIIIUPIIOI '"U III0lll Ull(\ 11\IU - OSI ID \lllf( 1111 ltlll 111 II (litN 1111' . 1101 '11(. IU0lll IU[ lit ·BORROW AREAS Pll/1111 UIUII IU,I ,11111 HOU 1111 IIOI IUIIIUtliU 4◄ ·~ !Hall 1111 llll Clllll II 11111 1111 II IIOtlPIII UI PIICI tu II IUI 11111 II IICllllll I 11 •lllll tU(U Ill tlOll(IIOl 1110( DI 1111H IU1 IVllOUC llotl lllO IIDlliOIIH II lllll. :' :.. ';_~---- .. ._•• 1-!.. ll ··---·- - - - - ((OIOIIUl INIII lllll '11111 -,- ADV A/HAG( S IREAll(NI l'RACIIC( IOU I I O(IAIL 'UIIII IOU It (UIIIUI( lll'lllt IOIU\ 111(.U IIICU tUlltllU llOOtlJlt CU ll l(tOllll\JIU IUIU rUIODI Of IUClltlll 1111 II II llllllllNIII Im ltlUI" llll llllll/11 lll,IIOl lllltllll u11m Ill IWIII 1111'11•1 UI 11111[11[ II IUltll llltl (II II IIIICIII ID 11'111/1 0lf . 1111 llllli lllllll 111111 111111 IUIC, II II tUI 1110 1111 11011111 ltlltl 1111 1[0 CO.UlUIDUl to111,1t1I to II VIO ft IIO(Ullt ut l'lllt lttlOl\ 11111 , lllll 111,oau, (Vl JIIIS , .. IOl HUI 0 )( V1 - 0-- 0 ~·- IOtl CIIIIII' I .t:- r '7 l~ ----·-.."I=~:n IUIICll&lltl IUII 11111 •(II J6 ~~~~.,._,011111 JI l1111J 101 111C11U lllltUIO 111111 IU.IUllJltl 1111 IUlllllt ,u,un nOUUVCIU ,uuu , .. 11111 ••• 111111 11111 llfl t&r,tlll IOI IOllll Hit (U II tl0111ll 110 llDal Ul(I 1ll11i, Dill 1,1 1111111 11 11\l'lt 111111 Ill 0111(1 IU(ll(U IOUUI IUr1 111IIU, UI tU\(11 NOTES , Ill II IOCI II Clf II IUllll 111111111 llllll IUIIIOIII THIS SHEET PROVIDES THE KEY TO THE NUMOEREO ER0$10N CONTROi. ITEMS '.iHOWN ON THE CONSTRUCTION Pl.ANS, SOME ITEMS SHONN ARE PAY ITEMS, AS NOTED IN THE SPECIFICATIONS. OTHERS ARE F1EOUIR£0 CONSTRUCTION PRACTICES ANO MAY NOT N(C(SSARII.Y DE SEPARATE ~y ITEMS. ll(Ullllf( Ill lilt llltl H IIICII CM([a DI 1ftlt(II 111, (Olllll UlllllllflOI ti UHi llltUI ,uuatal OI ., .. (USU lllllll IUllllllf CO...l.ECTEO SILT ANO SEDIMENT SHALL DE REMOVED PERIOOICAl.LY TO MAINTAIN THE EFFECTIVENESS OF THE SILT TRAP OR SEDIMENTATION DASIN. IICIIUI 1111 )~ , , .. . .. , - - --··---- ·--- (6 I III IO 1111 Ill II 11111 Ill II COIIIIUCIII OI lUIHI . l°'I TEMPORARY EROSION AND POLLUTION CONTROL PROVISIONS SHAU BE COOROINATt:D Wffii THE PERMANENT CONTROL FEATURES TO ASSURE EFFECTIVE CONTRCI. Of WATER POLLUTION DURING CONSTRUCTION OF THE PROJECT 1uuc11111.-1 UIIIS )3 ~-..'.:...:__: ~::...Z )9 IUIIUI Ult 40 ... IN PLANNING SILT TRAPS ANO SEDIMENTATION OASINS, THE WATERWAY AREA MUST DE INCREAS(O SO AS TO EFFECTIVELY REDUCE THE STREAM VE\.OCITY. tu I( ' " II IN( llf II OX( JU( Of OUUfl 110 rOtLS UI tllt (1UUU 1111 lfftCllll IUl SIIU( rUl AGGREGATES PLACED IN STREAMS SHOULD CONTAIN A MINIMI.M CF FINES AS A GENERAL RUl.E FOF1 DAMS IN SMALL STREAMS, AT LEAST 50•1• CF STONE SHOULD BE (,' DIAMETER OR LARGER. 111 1l • II COUIIUCIII OI !HIN. 111 ll. !1111 1111 Ul IOU . ALL TEMPO'lARY EROSION CONTROi. FACll.lTIES SHALL 8( R(MOVEO AT THE COMPl.ETION OF CONSTRUCTION UNl.ESS ORDERED BY THE ENGINEER TO BE l.EF T IN PLACE. CARE SHALL BE TAKEN OVRING REMOVAi. TO. MINIMIZE SILTATION IN NEARBY DrlAINAG( COJflSES IVOI . lit . llUIII( llUII l•UHIU II ~~,~~ - (IH(tll fUIIIUi t(UII llOI tUIIIIICIIOI Iii I( f(l[l flUI( : �II II SECTION 02110 SITE PREPARATION I ii -II PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment and materials in connection with SITE PREPARATION. 1.02 RELATED WORK II -11 REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECITONS: Including, but not limited to: 1. 2. 3. SECTION 01410 SECTION 01560 SECTION 02223 - SOILS COMPACTION MTD TESTING SPECIAL CONTROLS BEDDING Al\TD BACKFILLING FOR UTILTIY SYSTEMS . PART2 PRODUCTS - This section not used. PART 3 EXECUTION 3.01 CLEARING: Shall consist of cutting, removing from the ground, and clisposing of trees, stumps, brush, shrubs, and other vegetation occurring within the project site which interfere with excavation, embankment or clear vision, or are otherwise noted on the construction drawings to be removed and includes the preservation from injury or defacement of all vegetation and objects designated to remain. Any trees or shrubs that are designated to be saved but are damaged by the Contractor's operations shall be repaired or replaced by the Contractor, as clirected by the Engineer, at not adclitional cost to the Owner. 3.02 TREE Al\1D STUMP REMOVAL: Shall consist of removing trees or stumps where called for on the plans or directed by the Engineer, or of removing stumps which are shown on the plans as trees occurring within the project site and shall include cutting such trees, removing their stumps and roots from the ground or chipping the stumps and properly disposing of the material. Where removal of a stump may result in damage to existing utilities, the stump shall be removed by chipping to a depth of at least one foot below the finished ground surface. Other stumps may be removed by chipping when approved by the Engineer. The Contractor shall comply with requirements of the 1'1ichigan Act 72 of the Public I '-I - A. 001 02110-1 �I I I I I I II I I I -II - Acts of 1945 and requirements of the Michigan Act 72 and regulations of the Michigan Department of Agriculture in regard to Dutch Elm diseased trees. REMOVING MISCELLAA'EOUS STRUCTURES: Shall consist of removing pavement surface and base course, curb and gutter, sidewalk, manholes and catch basins, salvaging or disposing of the resulting materials, and backfilling the resulting excavations. 3.03 A. PA VE:MENT, CURB M1D GUTTER, SIDEWALK REMOVAL: Shall be to existing joints or a sawed joint The sawed joint shall be cut with a concrete saw to a depth sufficient to cut the steel or, if the concrete is unreinforced., at least 3 inches. If the concrete has been covered with bituminous material, the depth of cut shall be sufficient to cut the steel or penetrate at least 3 inches into unreinforced concrete. The use of a crane and ball type pavement breaker will not be permitted within 50 feet of the pavement or other concrete structure that is to remain in place. Sufficient removal shall be made to provide for proper grades and connections in the new work. B. MANHOLE, CATCH BASIN AND INLET REMOVAL: In removing manholes, catch basins and inlets, any live sewer connected to them shall be rebuilt and properly rec~nnected through the removal areas, and service shall be maintained, as directed by the Engineer, during such construction operations. Unless otherwise noted, removal of the structures shall include the cost of removing the connecting pipes or sewers. Where the existing sewer or pipes are to be abandoned in place, the existing sewer or pipe shall be bulkheaded at the trench or structure wall . .The cost of the bulkhead(s) shall be included in the cost of the structure removal or abandonment 3.04 ADJUSTING UTILITY CASTINGS AA1D COVERS: Shall include all manholes, catch basins, valve vaults, valve boxes, etc., publicly or privately owned, which are located in the project site. All work shall be done in accordance with the structure Owner's requirements. A. ; MM1HOLE OR CATCH BASIN CASTING: Adjusting the casting shall apply where the elevation of the casting is lowered by the height of the available adjusting brick or rings or raised to a maximum of 15 inches of brick and block adjustment This adjustment .shall be done by one of the following methods: 1. Masonry Adjustment: Existing castings shall be adjusted to the proper elevation by removing the castings, and setting them to the required elevation by supporting them on a concrete collar or on masonry, so constructed as to hold them finnly in place. The adjacent pavement, curb, or curb and gutter shall be replaced to the original elevation, conditions and kind of construction, unless otherwise provided. 001 02110-2 �II II I I 2. -- II II II II II -II ' B. WATER VALVE BOXES: Shall be adjusted by chipping sufficient adjacent pavement or other material, adjusting the casting, and replacing pavement or other material. \Vater valve boxes which cannot be adjusted properly shall be replaced with a new screw type adjustable valve box to be furnished by the Owner and installed by the ~ontractor. C. MONUMENT BOXES: Shill be adjusted to the proper elevation by placing an approved cast iron ring to support the · cover at the correct elevation, or by removing or chipping sufficient adjacent pavement or other material to remove the casting, raising it to the proper elevation, and supporting it on Class B concrete. 3.05 REMOVE Al\1D REPLACE 1'-fAATJIOLE OR CATCH BASIN CASTINGS: Shall be where called for on the plans or in the specifications. The Contractor shall remove existing castings, install new castings of the style noted on the plans or in the specifications, and adjust the new castings to the proper elevation. The old castings remain the property of the Owner and shall be delivered by the Contractor to a location designated by the Owner. 3.06 RECONSTRUCTING MAl\'ROLES OR CATCH BASINS: Reconstruction of manholes or catch basins shall apply to where castings cannot be adjusted to the proper elevation due to the absence or present of sufficient adjusting brick or rings on the manhole structure. The manhole or catch basin structure &hall be constructed by one of the following methods: 3.07 II I Ill Ill Adjusting Rings: Existing covers may be adjusted to the proper elevation by inserting an Engineer approved, variable adjustable casting into the existing frame. The adjustable casting shall be capable of diameter adjusµnent as well as height adjustment 001 A. Precast Structure: If the manhole is constructed of precast concrete sections, the top section(s) shall be removed and replaced with a precast concrete section(s) of such height as to allow for the proposed casting adjustment B. Manhole Block or Brick: If the manhole is constructed of manhole block or brick, remove sufficient rows of block or brick in order to construct the manhole to the proper grade for casting adjustment BITUMINOUS SURFACE REMOVAL: Shall consist of removing a bituminous surface from a rigid base or removing a bituminous surface from an aggregate base without the removal of the aggregate base. The method of removing the bituminous surface shall be approved by the Engineer. The removal of a bituminous surface and the aggregate base will be classed as Earth Excavation, except when the bituminous surface is more than 5 inches in thickness. The removal of bituminous surface will be paid for as Removing Pavement 02110-3 �I II I I I I -I. -I 3.08 DISPOSAL OF MATERIALS: Materials salvage.d during the construction of the project shall become the property of the Contractor unless otherwise shown on the plans or in the propostl Materials reserve.d for use by the Owner shall be remove.d wjthout damage to the material and store.d outside the limits of construction at the location and in the manner approved by the Owner. Materials that become the property of the Contractor shall be removed from the project before acceptance of the project. Broken concrete which is matte.d together by steel reinforcement and all other waste material shall be disposed in conformance with SECITON O1560 - SPECIAL CONTROLS. 3.09 RESTORATION OF DISTURBED STRUCTURES: Existing structures, including pavement, curb and gutter, sidewalk and other miscellaneous structures, disturbed or damage.d as a result of site preparation operations shall be restore.d or replaced to their original condition by the Contractor at no additional cost to the Owner. 3.10 BACKFILLING: All trenches, holes and pits resulting from the breaking down or removal of foundations and misceUaneous structures within the project site shall be backfille.d in conformance with SECTION 02223 Paragraph 2.02 - BACKFILL MATERIAL and compacted in conformance with SECTION 01410 - SOILS COMPACTION AND TESTING. END OF SECTION I I I I -I -I 001 02110-4 �I I I I I I I I I I -II - SECTION 02161 SHEETING AND BRACING PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with SHEETING AND BRACING. 1.02 RELATED ¥'\'ORK: Certain sections of the work may be specifically designated on the plans to be sheeted. This designation was made in order to limit trench width and protect parallel utilities or adjacent property. In such areas, so designated on the plans, the Contractor must provide adequate sheeting. In other areas not specifically designated to be sheeted, the Contractor may excavate in conformance with State and Federal regulations by electing to shore or by widening the trench at the top to provide the required slopes. 1.03 REQUIREMENTS: The Contractor shall comply with all Federal, State and local laws and regulations governing the furnishing and use of safeguards, safety devices and protective equipment In addition, the Contractor shall take any other needed actions on his own responsibility to protect the life and health of all persons and property during construction. The Michigan Department of Labor, Bureau of Safety and Regulations, is the enforcing agency for both the Federal and State safety regulations governing construction; the Owner and the Engineer are not the enforcing agencies to insure compliance with Federal and State safety regulations. PART2 PRODUCTS (Not Used) PART 3 EXECUTION 3.01 INSTALLATION: The Contractor shall furnish and place all sheeting or shoring and bracing as may be required. for the protection of the work, personnel, the public, and the adjacent property. A. STRUCTIJRES: Sheeting including steel sheet piling, and prone bracing thereof, shall be installed for the protection of adjacent paving, structures, and other properties, including existing utilities and structures, as may be required. in the prosecution of the work. B. UTILITIES: Sheeting, including steel sheet piling, shall be installed above the elevation of the top of the pipe or utility being installed to protect personnel and pennit proper installation of the work. Existing utilities being crossed by trenches 1111 II 001 02161-1 �I I I I I I I I I I I '- shall be adequately supported to prevent misalignment and damage. The method of support shall meet the requirements of the applicable utility company. 3.02 C. ALTERNA T,IVE 1vIBIBODS: The Contractor may, in lieu of tight steel sheeting, utilize special high trench boxes or other acceptable means to protect the trench so long as applicable State and Federal safety regulations are met, or unless sheeting is required as outlined under paragraph 1.02. In no event shall a trench which is shown on the drawings to be specifically sheeted be wider at the top than one-half of the depth of the trench, or 20 feet, whichever is less. D. RELATION OF TRENCH WIDTII TO SEWER STRENGTII: The Contractor shall be aware that the strength class of sewer pipe or the pipe bedding may be influenced by the width of trench at the top of the pipe. In general, the Engineer has designed for the worst condition assuming a wide trench at the top of the pipe so that the so called "transition width" determines the load on the pipe. CONTRACTOR RESPONSIBILITY: All paving, structures, and other properties including existing utilities, which are damaged as a result of the lack of sheeting or shoring, and bracing, or the adequate installation thereof, shall be repaired by the Contractor at his expense. In addition, where the Contractor is required to install sheeting or shoring, or elects to do so, he shall provide a certification in writing from a qualified registered professional engineer attesting to the adequacy of the proposed sheeting or shoring system(s) for each and every area or condition where sheeting or shoring is to be used. No sheeting or shoring shall be constructed without such certification. E:t--.1D OF SECTION 001 02161-2 �I I SECTION 02211 SITE EARTHV\1ORK I I I I II I II II II II II II II. II Ill PART l GENERAL 1.01 \VORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with SITE EARTHWORK. 1.02 RELATED V\10RK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference v.ri.th flow of traffic shall ·be kept to a minimwn. B. RELATED SECTIONS: Including, but not limited to: 1. 2. C. SECTION 01410 SECTION 01560 - SOILS COMPACTION M1D TESTING SPECIAL CONTROLS COORDINATION WTI1I OTIIBR CONTRACTORS: Certain portions of the work may require completion of construction under other contracts prior to commencing work under this section. The Contractor shall coordinate his work and schedule with other contractors to result in complying with the contract completion date. PART2 PRODUCTS 2.01 SUBBASE AND SUBGRADE Ul\TIERCUTTING: Shall conform to 1IDOT Granular Material Class II. 2.02 ~?\IBANKM::ENT MATERIAL: Materials utilized for embankment construction shall be approved by the Engineer. In general, any natural material which can be compacted to the required density, contains no organic material, and has a maximum unit weight of at least 95 pounds per cubic foot may be used. Materials containing more than 50 percent silt or any frozen material will not be allowed_ Silt is defined as material having a particle size of 0.074 to 0.0005 rrµn. PART3 EXECUTION 3.01 SITE EARTHWORK: Work performed under this section shall consist of constructing earth grades by excavating soil or rock and by placing embankments of fills. This work shall include the salvaging and stockpiling of selected material, 001 02211-1 �I I disposing of surplus or unsuitable material, trimming the earth grade, and maintaining the work in a finished condition until acceptance. I A. I I SITE PREPARATION: Undesirable material shall be removed from the grading limits and salvaged or disposed of as specified herein or as shown on the plans. 1. I I I I I ' I I I -I " B. 001 Removing Topsoil: Before removing topsoil, all vegetation of a height greater than one foot shall be reduced to a height of approximately 6 inches and all such vegetation and all brush, stones, rocks, and any other objectionable litter or foreign materials shall be removed from the site and disposed of in confonnance with SECTION 01560 - SPECIAL CONTROLS. Equipment and methods of operations shall be such as to avoid the lifting of subsoil. If soil or weather conditions are unsuitable, the Contractor shall cease and resume removing topsoil upon orders from the Engineer. a. Embankment Areas: Where the embankment is to be 5 feet or less in height to the pavement surface, the topsoil shall be stripped from the area within limits of 1 on 1 slopes spreading outward from the finished shoulders. For embankments upon which a structure is to be built, the topsoil shall be stripped from an area within limits of 1 on 1 slopes spreading outward in all directions from the bottom of structure footing. The depth of the topsoil to be removed shall be as shown on the plans or as directed by the Engineer. b. Cut Areas: Topsoil shall be removed within the grading limits. 2. Salvaging Topsoil: The topsoil may be stocl...l)iled outside the limits of construction or used as shown on the plans or as directed by the Engineer. Topsoil stockpiles shall be located and shaped so as to avoid placing around trunks and over root areas of trees to be preserved or in drainage courses. The topsoil shall be kept separate from other excavated material. 3. Salvaging Other Materials: If provided on the plans or in the proposal, or if directed by the Engineer, old road surfacing of gravel, crushed stone, or selected excavated materials, shall be removed from the designated areas for use in such items as earth shoulders, salvaged approaches, temporary roadway surfacing or other items requiring the use of such materials. Reasonable care shall be exercised in removing and handling the designated materials to prevent incorporation of foreign or undesirable material. When the salvaged material cannot be placed directly in the contemplated construction, the material shall be stored in stockpiles. SUBGRADE ill\TDERCUTTING: Including backfilling, shall be performed to replace material susceptible to frost heaving or differential frost action and unstable soil conditions, as determined by the Engineer. Removing topsoil will not be part of subgrade undercutting. Excavation below subgrade in cut sections, at the transition from cut to fill sections, and any excavation other than peat 02211-2 �I I I I I I excavation that may be required below the topsoil in fill sections will be classified as Subgrade Undercutting. II I I I II II C. 11 001 Limits 'of Subgrade Undercutting: After the subgrade has been constructed to the approximate grade, the Engineer will promptly inspect the grade to determine if any subgrade undercutting is required and determine the limits of such undercutting. Where shallow fills are to be placed, the Engineer will inspect the fill area before any embankment is placed and determine the limits of the subgrade undercutting if any, before placing any embankment All deposits of frost heave material v.ithin lines 2 feet outside the proposed surface, shall be removed to a depth as directed by the Engineer. Subgrade undercutting shall be performed within the limits established by the Engineer, and the excavated material shall become the property of the Contractor. 2. Backfilling of Subgrade Undercut Sections: Undercut sections shall be backfilled to the subgrade elevation with MDOT Granular Material Class II. The degree of compaction shall be in conformance with SECTION 01410 - SOILS COMPACTION AND TESTING. WASTE MATERIAL AND DEBRJS: Of whatever nature shall the site at the Contractor's expense. be removed from 1. Excess Material: From excavation operations which is not required for fill or backfill may be spread at the site in spoil areas as shown on the plans. 2. Hazardous \Vaste: Should such waste material as defined by MD:NR be encountered during construction, the Contractor shall immediately notify the Engineer. Removal and disposal of such materials from the site shall be considered a changed condition. D. CONSTRUCTING E1vIBAl\1XMENTS: Shall be done with approved materials as specified in paragraph 2.02. In addition, embankments shall be constructed with the maximum allowable lift and degree of compaction conforming to SECTION 01410 - SOILS COMPACTION AND TESTING. In general, embankment construction at outside air temperatures below 35°F. will not be allowed. If embankment construction is allowed under such conditions, the Contractor shall exclude frozen material from any portion of the embankment Any frozen material on a partially completed fill shall be removed and disposed of prior to placing additional fill on the embankment E. BORROW: Material secured from locations outside the project site will be considered borrow excavation. The Contractor shall perform all work and provide all materials and equipment necessary to excavate, haul and place the borrow material. The Contractor will be held liable for all damages caused by his hauling operations and will be required to pay for such damages. - II II II II 1. 02211-3 �I I I I I I I I F. PREPARATION OF SUBGR.ADE SURFACE: Where the natural soils form the subbase, the subgrade shall be scarified and blended to a minimum depth of 6 inches to obtain uniformity across all lines of change in soil types. The subgrade shall be compacted. in conformance with SECTION 01410 - SOILS COMPACTION AND TESTil\G. E:t\1) OF SECTION I I - • 1,: -- -II II II II 001 02211-4 �I I I I I SECTION 02222 EXCAVATION FOR UTILITY SYSTEMS ·-· I I I I I I ,: • • • PART 1 GENERAL WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials and perfonning all operations in connection with EXCAVATION FOR UTILITY SYSTEMS. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. C. 2. 3. 4. SECTION SECTION SECTION SECTION 5. SECTION 02227 - 6. SECTION 02901 - - SOILS COMPACTION AND TESTING SPECIAL CONTROLS SHEETING AND BRACING BEDDING A1'.1D BACKFILLING FOR UTILITY SYSTEMS BORING, JACKlliG AND TUNNELING FOR UTILITY SYSTEMS RESTORATION AND CLEAN-UP DEVIATIONS: \Vherever obstructions not shown on the plans are encountered during the progress of the work and interference to such an extent that an alteration in the plan is required., the Engineer shall have the authority to change the plans and order a deviation from the line and grade or arrange with the ovmers of the structures for the removal, relocation or reconstruction of the obstructions. If the change in plans results in a change in the amount of work by the Contractor, such altered work shall be done on the basis of payment to the Contractor for extra work or credit. 1. 001 01410 01560 02161 02223 Contractor Downtime: In the event that the above mentioned interference causes the Contractor to cease operations temporarily, he shall immediately inform the Engineer through the representative on the job or the Engineer's office. The Engineer wilL within one normal working day, defined as 8 hours between the hours of 7:00 A.M. and 6:00 P.M., inform the Contractor how to proceed or to move his operations to another portion of the work without any additional cost to the Owner for Contractor downtime or for relocation to another portion of the work. 02222-1 �I I I D. I I I -I -II • • SUBSURFACE EXPLORATIONS: Whenever, in the opinion or the Engineer, it is necessary to explore and excavate to determine the location of the existing underground structures, the Contractor shall make explorations and excavations for such purposes at no cost to the Owner. All apparent underground conflicts shall be excavated in advance for utility systems to determine any actual interference. PART2 PRODUCTS 2.01 BACKFILL FOR UNDERClJITING: Shall conform to MDOT Granular Material Class II Granular Material or other material approved by the Engineer. 2.02 FLEXIBLE PIPE REQUIREMENTS: When undercutting exceeds 12" for flexible pipe (PVC or corrugated pipe) backfill for undercutting shall conform to MDOT requirements for 3 lA aggregate. PART 3 EXECUTION 3.01 EXCAVATION AND PREPARATION OF TRENCH 001 A. CAUTION IN EXCAVATION: The Contractor shill proceed with caution in the excavation and preparation of the trench so that the exact location of underground structures, both known and unknown, may be detennined. The Contractor shall be held responsible for the repair of such structures if broken or otherwise damaged as a result of excavation at no additional cost to the Owner. B. EXCAVATION TO GRADE: The trench shall be excavated to the depth required so as to provide a uniform and continuous bearing and support for the pipe per details shown in Section 02223, Bedding and backfilling for Utility Systems. C. EXCAVATION BELOW GRADE 1. Contractor's Fault: If the Contractor undercuts the trench bottom below plan grade, the trench shall be restored to plan grade with compacted granular material or stone (at the option of the Engineer) at no additional cost to the Owner. 2. Unstable Ground Conditions: If unstable ground conditions are encountered at the plan grade, the Engineer will direct the Contractor to excavate the unstable material to a stable base. The Contractor shall then place and compact crushed stone, granular materials or other suitable material, approved by the Engineer, to estabLish the plan grade. 3. Compaction of Granular Material: Shall conform to Section 01410, Soils Compaction and Testing. 02222-2 �I I D. I I I I I I I I I I I --" II 001 WIDTH OF TRENCH: The \lr1dth of the trench shall be ample to pennit the pipe to be laid and joined properly. In general, the Engineer has designed for the worst condition assuming a wide trench at the top of the pipe so that the so called "transition width" determines the load on the pipe. 1. Bedding Requirements: When sand bedding is used, the trench widths shall be as required to allow specified compaction of the bedding. If stone bedding is used. a minimum of 6 inches clearance shall be provided on each side of the pipe. 2. Safety: The trench v.idth shall be such that safety is provided at all times. In this regard, it shall be the responsibility of the Contractor to provide a safe trench for working at all times. Trench width and excavation shall meet all requirements of the Sate of Michigan Safety Inspector, the Department of Labor and MI-OSHA. Sheeting and bracing shall conform to Section 02161, Sheeting and Bracing. E. REMOVAL AND DISPOSAL OF WATER: The Contractor shall provide adequate pumping, bailing, or other drainage facilities for removal and disposal of water from the excavation. These facilities shall consist of sumping, dewatering wells, well points or any other system designed and operated to remove groundwater to provide a dry and stable trench. F. BORING, JACKING AND TIJNNELING: At certain permanent pavement and railroad crossings, the Contractor shall bore and jack, or tunnel utilities in conformance with Section 02227, Boring, Jacking and Tunneling for Utility Systems. G. OPEN CUTTING OF PERMANENT PAVEMENT 1. General: Where utilities are to be constructed within the rights-of-way of county, State or Federal highways or railroads, an application will be applied for by the Owner with the respective agency/agencies and shall be executed by the Owner upon fulfillment of requirements by the Contractor. The Contractor shall provide any bonds or assurances required by the agency/agencies. Whenever the specifications and plans conflict with the requirements of the permit, the requirements of the pennit shall govern. 2. Pavement Removal: Prior to excavation through all hard surface pavement, including sidewalks, the pavement shall be sawcut at such places to allow approximately 12 inches of undisturbed earth between the cut and the top edge of the trench. In lieu of sawcuts the pavement may be removed to a clean line at construction joints or contraction joints as approved by the Engineer. 02222-3 �I I I H. OPEN CUTITNG MTD Tl.11'1'1:LING OF TREES 1. Open Cutting: Where noted on the drawings, trees up to two inches (2") in diameter, may be balled, removed, and reinstalled after backfilling operations, or replaced in conformance with Section 02901, Restoration and Clean-up. Trees between two inches (2") and eight inches (8") may be removed and replaced by approved tree space if acceptable to the Engineer. Trees eight inches (8") in diameter and smaller shall not be open cut closer than four feet (4') and shall be tied back to a dead.man. Trunks or limbs shall be protected from damage. Trees eight inches (8") in diameter and larger shall not be open cut closer than the radius in inches multiplied by one foot; i.e., a twelve inch tree shall not be open cut closer than six feet (6') and shall be tunneled within that radius. 2. Tunneling: Tunneling operations adjacent to or under trees shall begin at end points which fall outside a radius designated above. I I I -I -Ill END OF SECTION 001 02222-4 �i i ii II •II SECTION 02223 BEDDING AND BACKFILLING FOR UTILITY SYSTEMS PART 1 GENERAL 'WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials and performing all operations in connection with BEDDING AND BACKFILLING FOR UTILITY SYSTEMS . 1.02 II RELATED WORK A. REQUlREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. Special attention shall be made to the interrelationship between types of bedding and class of piped material. B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. 5. SECTION SECTION SECTION SECTION SECTION 01410 01560 02222 02901 03001 - SOILS COMPACTION AND TESTING SPECIAL CONTROLS EXCAVATION FOR UTILITY SYSTEMS RESTORATION AND CLEAN-UP CONCRETE PART2 PRODUCTS 2.01 PIPE BEDDING MATERIAL: Includes all specified bedding material from 4 inches below the pipe to 12 inches above the top of the pipe. A. GRANULAR BEDDlNG: Shall be well graded granular materials conforming to MDOT granular material Oass II. B. STONE BEDDING C. 001 1. Rigid Pipes: Shall be stone conforming to MDOT Specification 8.02 for 6A coarse aggregate. 2. Flexible Pipes (PVC or Corrugated Pipe): Specification 8.02 for 3 lA aggregate. Shall conform to MDOT CONCRETE: Shall be Class B wet mix concrete conforming to Section 03001, Concrete. 02223-1 �-11 D. I ii I BACKFILL l\1A TERIAL: Includes all trench material above the pipe bedding material to the topsoil, aggregate base course, or grade. 2.02 •II A. BACKFILL MATERIAL FOR AREAS OUTSIDE PERMANENT PA VE11ENT AREAS: When the type of backfill material is not indicated on the plans or in the specifications, the Contractor may backfill with excavated material, provided that the excavated material consists of loam, clay, sand, gravel or other materials approved by the Engineer. All backfill material shall be free from cinders, ashes, refuse, vegetable or organic material, boulders, rocks or stones, or other material which in the opinion of the Engineer is unsuitable. However, from one foot above the top of the pipe to grade, suitable material containing stones up to 6 inches in their greatest dimension may be used. Backfill shall be placed to the level required for final restoration in conformance with Section 02901, Restoration and Clean-up. II I • • • •II • • • • FLEXIBLE PIPE BEDDil\G (PVC OR CORRUGATED PIPE): Shall be approved by the Engineer and graded to provide adequate sidewall support, compactibility, and to prevent loss of support through migration of trench wall material into •the bedding or migration of bedding material into the trench wall or bottom. Where in place trench materials are clay, silt, fine sand or a mixture thereof, the bedding material shall contain sufficient fines and be graded such that there are essentially no voids when compacted. B. BACKFILL MATERIAL UNDER PER11Al\TENT PAVEMENTS OF SIDEWALKS: Shall be sand,s gravel or other granular material conforming to Section 01410, paragraph 1.03A, Granular Materials, approved by the Engineer. Use of excavated trench material will be allowed only if it conforms to Section 01410, paragraph 1.03A, Granular Materials. Backfill shall be placed to the level required for final restoration in conformance with Section 02901, Restoration and Clean-up . PART3 EXECUTION 3.01 GENERAL: Excavation, undercutting, trench widths and dewatering shall conform to Section 02222, Excavation for Utility Systems. Installation of pipes and structures shall be in accordance with the applicable sections of this specification. 3.02 OPEN TRENCH: The length of trench allowed to be left open before backfilling shall be a maximum of 100 feet, or as directed by the Engineer. The trench, if bedded to one foot above the top of the pipe, shall still be considered as an open trench. 3.03 PIPE SUPPORT IN UNSTABLE SOIL: Where the bottom of the trench at subgrade is found to consist of material which is unstable to such a degree that it cannot be removed and replaced with an approved material thoroughly compacted in place to support the pipe properly, the Contractor shall construct 001 02223-2 �-ll supports as directed by the Engineer. Cost of such supports shall be negotiated at the time of construction. 3.04 CONSTRUCTION IN FILL SECTIONS: Where it is necessary to lay pipe in a fill area, all unstable or unsuitable material shall be removed and slopes steeper than 1 to 2 shall be stepped before fill material is placed. The embankment shall be of suitable material on 1 to 2 fill slopes and shall be not less than five diameters plus four feet wide at the invert of the pipe and shall be continued up to provide not less than one foot of cover over the pipe. Compaction shall conform to Section 01410, Soils Compaction and Testing. 3.05 PIPE BEDDING: All trenches shall be bedded by hand, from the bottom of the trench to one foot above the pipe with approved material and compacted by tamping. Bedding material shall be deposited in the trench for its full width on each side of the pipe, fittings and appurtenances. Special care shall be taken to assure that there are no voids under the pipe haunches and that the pipe line and grade is not disturbed. Bedding dimensions and details shall conform to the appended tables. II II -II II" • • • A. CONCRETE BEDDING: The pipe and fittings shall be adequately blocked and otherwise supported to maintain line and grade during concrete placement Following concrete placement, no subsequent bedding or backfill operations shall be performed until the concrete has obtained adequate strength, which is 48 hours unless an accelerating admixture is used wherein the time may be reduced to 24 hours with the consent of the Engineer. Concrete bedding shall conform to the dimensions as given in the appended tables and reinforcement if required, shall be as detailed on the drawings . B. FLEXIBLE PIPE BEDDING: Due to sidewall support requirements, flexible pipe bedding shall be placed with extreme care. Wherever trench undercut with porous stone with a high void ratio is used for dewatering, special methods and materials for bedding shall be used as detailed on the appended sheets. 3.06 BACKFILL: Backfill shall be carefully placed and compacted in lifts. From the top of the pipe bedding material to four feet above the pipe, compaction shall be with small vibrating plate compactors and heavy wheel driven impactors shall not be used. A. 001 BACKFILLING UNDER PERMANENT PAVEMENTS: Permanent pavements include gravel, bituminous concrete, and concrete surfaces streets, curbs, sidewalks, driveways, or similar structures. Where the excavation for utilities cuts through permanent pavements, the entire backfill to subgrade shall consist of granular material approved by the Engineer. Granular backfill shall be placed to the outside edges of shoulders or two feet outside the back of curb. 02223-3 �-I I I I ••• • • • • 1. Maintenance of Street Cuts: If replacement of permanent pavement will not be completed \lt1trun 5 days of excavation, the Contractor shall construct and maintain a 4 inch bituminous base patch on all street cuts until fhe original type of surfacing is replaced. 2. Maintenance of Sidewalk Cuts: In sidewalks, sand backfill shall be constructed. to the existing sidewalk grade, and maintained. until the sidewalk can be poured. If replacement of the sidewalk will not be completed within 5 days of excavation, the Contractor shall construct and maintain a 4 inch bituminous base patch on all sidewalk cuts until the original type of surfacing is replaced. B. BACKFILLING AT STRUCTURES: All backfill placed within three (3) feet of manholes or other underground structures shall be approved sand compacted in conformance with Section 01410, Soils Compaction and Testing. C. BACKFILL AT EXISTING UTILITIES: Existing utilities shall be protected during backfilling operations and backfilled in accordance with the requirements and standards of the company or municipality having jurisdiction over the utility. When backfill requirements under utilities are not set forth by the company or municipality, the Contractor shall backfill in conformance with paragraph 3.04. Existing utility lines damaged during, or as a result of backfilling operations, shall be repaired by the Contractor at his expense. 3.07 BEDDING AND BACKFILLING IN FREEZING WEATHER: Bedding and backfilling shall not be constructed in freezing weather, except by permission of the Engineer. Bedding and backfill shall not consist of frozen material and no fill shall be made where the material already in the trench is frozen . 3.08 COMPACTION: Compaction lifts and required densities for bedding and backfilling shall conform to Section 01410, Soils Compaction and Testing. 3.09 RESTORATION AND CLEAN-UP: Restoration and Clean-up. END OF SECTION 001 02223-4 Shall conform to Section 02901, �~ - ••• ----- • .• - - •.:•.. •.- -\-I- FOR RIGID PIPE BEDDING GRANULAR BEDDING /"BA.CKFILL _./ . ·.~. ·t.:·:\'.'•:·•:·:·•::) ..... .. .:-.:·•: , z ··:,. '.::·:.:-:} L::}\..: Yft::•i · : ? : /? ... . , GRANULAR BEDDl~G ..·. . .·. .. : :.\: .:: ; • . . ,(.-~.•);;j¾/. : .:·o •: .. .:' CONCRETE-41~ ~!,// / //, FOR BEDDING l.,.J I \,"'I ( pyc · AND / BACKFILL ✓- :i ... ' • O<{U . ,' • •• Z 1-:i; [}i&.. ' • : , .• ; :: .• · , NORMAL BEDDING ·.·· ~ . . .. :,• .' :· · ••. -. . ~ '('\J . •rrp.. q•·. 1,,'\ □•• • 11• ·!)1 o. 'l: 'I. • .ti', o h."Pb • A •• ~ <ti : ., •.. ~) II.JI . 0. ~ ~ d 1), • • 0: o MOOT 31A l <J' ~ ~ STONE 40 ••• ~ ,1p:"l,t>'. t'. • 6,v•'<J- 1 l1J 0. • • /. z \ .·.1 : .:.:.·· ~ :·.:;_/. :·: . . :, . ('\J I, :·, .:.\··_::.;_::\..... <.~<· 2 58 :'i : .· ·· :·•. {AT TOP OF PIPE) ;E u-t•..... w-n...,: ~ :. AS SPECIFIED . 5 X 0.0. MIN . • • IJ.. JI- 'l ··.· BACKFILL _,, '• ' •'.·_.... BEDDING • OEDDING MAT'L . •, ~ ~n:·:; :··.·:,: ;: .·.·:-J:\ MAT'L. AS SPECIFIED Pl PE S CMP) _,. • a: I• 0 0 4' !MIN . D :A llx ·.,FY t... , _. 't, r ~- rli': ";)]\,'iJ:'.1:'·.~;:, ,vv.t . f , ~ I") ' BEDDING FOR UNDER CUT AND STONE REFILL g n. I 8 EDDING- TYPE 3 FLEXIBLE ~ ... _:' ?(::,: ~ . •.(: ; -'---,-.J<-¢ 1• N N N 0.D./2 , BEDDING - TYPE 2 BEDDING - TYPE I ('\J \ -.: :.' ·:>·to_ ,_ .U./-1<--i ~ / ~ . . ·:.• ··. ·: ·. ~ ·...:.. :.. ·., CLASS B •• ..• , ... ••• ; /•,/ /A/)//// /. ·::.-.•::·,,· - ..J<---~~ . .. I . z .. ' .. . .; ·,...:-..:.... :::.:.:·:·/·::;~; ··□ 0 ..:..:.·.:,.,,,·,·. ... .. ... \ ::'.!: . ·N. . .t<·....·.J-':;·o ';•. .···. ., ,• AS 'I REO'D. '11 z ci ,: �•••• --- • .• -• :- .• .• • .. - .•..• .• : , , SANITARY SEWERS 0 0 N ALTERNATIVE PIPE MATERIALS, PIPE CLASS, AND BEDDING TYPE Refer to Section 02730 - "SANITARY SEWERS" For Pipe Ma~erial and Installation Specifications. Nominal Depth of Cover to Top of PipeFeet to 6 to 10 10 to 12 3 V.C.P. (1) BEDDING TYPE GIi 0 ...., ...., 15 to 16 16 to 17 17 to 18 N l.,.J I C1' (1) (2) to 3 & 10" Type 1 12 II 15 11 Type 1 Type 1 6 II I · 8 II I - 10 11 Class 51 PIPE CLASS 12 II RCP - 15 11 TO •, 16 11 , II II II II II II II II II II II II II II Type 2 II II II Type 3 II II Type 3 Type 2 II Type 3 Type 2 Type 3 18 11 Class 50 Class 50 II Type 2 18 to 20 20 to 22 22 to 24 0 8 II Type 1 6 12 to 13 13 to 14 14 to 15 I D. I. PIPE CLASS IV V II II II II II II II II II II II l 1 3 3 II II II II II II II II II II II II II II II II II II II II II II II II II II 11 II II II ....., .. ,,...... ... II ,... ........, ...... \;;,;;,::,:;,;;\;;,:; ......... , .. , . ,'-., .... , .. , .. , ...... , .. , ...... ·············· \i;t!;\;;\:it!;\!;\;;, .. \!; t:;\!il!: t::ri\;i ............................ .... , .. , .. , .............. ~=:~:: ::: !:: ,~:: :, !:: ,:,,:, , :, !:: , :,u, ,:, Class 51 II II II ,:-,:•► !•U•)!• ► !•>I• Over 24 -- Pipe and Bedding Per plan Details. All V.C.P to be extra strength per Section 02730 - SANITARY SEWERS. Bedding for D.I. Pipe to be Type 1. Pipe Class and Bedding shall be per above table unless otherwise shown on the Plans. Cross Hatched Areas - Use of particular pipe material not allowed. WATER MAINS Refer to Section 02665 - 11 1 1 II II II 1 1 1 II II II BEDDING TYPE III . JO" WATER MAINS" for pipe material and installation specifications. 1. Ductile Iron - All bedding shall be Type 1. Pipe class shall be minimum of Class 52, as specified as a minimum for pressure rating, or as noted on the plans. 2. Polyvinyl Chloride - Conform to Paragraph 2.01.p. of this specification. 3 3 3 �I I I I I • • • SECTION 02227 BORING, JACKING Al\1D TUNI\1ELING FOR UTILITY SYSTEMS PART 1 GENERAL 1.01 'WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials and perforrning all operations in connection with BORING, JACKING Al\TD/OR TUNNELING FOR UTILITY SYSTEMS. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 2. C. • 1.03 001 3. 4. 5. SECTION SECTION SECTION SECTION SECTION 01410 01560 02161 02222 02223 - 6. SECTION 02901 - SOILS COMPACTION Al\TD TESTING SPECIAL CONTROLS SHEETING AND BRACING EXCAVATION FOR UTILITY SYSTEMS BEDDING Al\TD BACKFILLING FOR lITILITY SYSTEMS RESTORATION Al\TD CLEAN-UP PERMITS FOR BORING, JACKING OR TUNNELING OPERATIONS: Applications for such pennits have been filed by the Owner with the respective Agency/Agencies and shall be executed by the Owner and Contractor upon fulfillment of the Administrative requirements contained herein. Whenever the specifications and plans conflict with the requirements of the pennit, the requirements of the pennit shall govern. ADMINISTRATIVE REQUIREJ\fENTS A. DRAWINGS TO BE FURNISHED: The Contractor shall furnish a drawing of the jacking pit showing size, proposed location, details of sheeting and bracing, and the type and capacity of jacking and excavating equipment to be used to install the pipe for approval of the agency having jurisdiction. B. SCHEDULE OF OPERATIONS: The Contractor shall submit, with the drav.rings required above, a schedule of proposed operations showing dates he proposed to start work, daily and weekly work schedules and his estimated ti.me to complete work for each crossing called for under this Contract C. SPECIAL INSURANCE, BONDS AND PERMITS: The governing authority may require special insurance coverage and a performance bond. The Contractor shall 02227-1 �I I I I I comply with the requirements of the pennit and agency, to f umish satisfactory evidence of this special insurance and/or bonding before proceeding with any work on or within such right-of-way. D. 1.04 I I I· I I • • • • • • •II II GE:t\TERAL: Inspection costs incurred by the Owner shall be paid by the Contractor when so indicated in the supplemental technical specifications. DE VIATIO NS: \Vherever obstructions not shown on the plans are encountered during the progress of the work and interference to such an extent that an alteration in the plan is required, the Engineer shall have the authority to change the plans and order a deviation from the line and grade or arrange with the owners of the structures for the removal, relocation or reconstruction of the obstructions. If the change in plans results in a change in the amount of work by the Contractor, such altered work shall be done on the basis of payment to the Contractor for extra work or credit. A. In the event that the above mentioned CONTRACTOR DOWNTIME: interference causes the Contractor to cease operations temporarily, he shall immediately inform the Engineer through the representative on the job or the Engineer's office. The Engineer will, within one normal working day, defined as 8 hours between the hours of 7:00 A.M. and 6:00 P.M., inform the Contractor how to proceed or to move his operations to another portion of the work without any additional cost to the Owner for Contractor downtime or for relocation to another portion of the work. PART2 PRODUCTS 2.01 BACKFILL FOR UNDERCUTTING: paragraph 2.01, Backfill for Undercutting . 2.02 CASING PIPE: Shall be the size, type and class, including steel yield strength, as shown on the plans and noted herein, except as may be modified by the permit issued by the jurisdictional agency. 2.03 CASING PIPE VOID: Shall be filled using either stone, sand or grout in accordance with the specifications or as required by the pennit agency . PART3 EXECUTION 3.01 BORING, JACKING AND TUNNELING: At certain permanent pavement and railroad crossings, the Contractor shall bore and jack, or tunnel utilities in accordance with the regulations of the municipality, county, :MDOT, or transportation agency having jurisdiction. A. 001 Shall conform to Section 02223, EXCAVATION OF BORING AND TUNNELING PITS: Section 02222, Excavation for Utility Systems. 02227-2 Shall conform to �I I I I I B. 3.02 JACK.ING A. JACKING OPERATION: Bracing, backstops and jacks shall be so designed and of sufficient rating so that the jacking operation can be progressed without stoppage until the leading edge of the pipe has at least reached the limit specified in the pennit This operation shall be conducted without hand-mining ahead of the pipe or use of any type of boring or augering equipment Excavated material shall be removed from the pipe as excavation progresses, and no accumulation of such material within the pipe will be permitted. I I I •, B. PILOT TUNNEL: When jacking the larger diameters of pipe, a pilot tunnel may be constructed first to insure accuracy of grade and alignment The dimensions and support of the pilot tunnel will be optional with the Contractor subject to the approval of the Engineer but s~ch approval shall in no way relieve the Contractor of the responsibility for damage of any nature which might occur as a result of the method used or relieve the Contractor of the responsibility for maintaining proper line and grade. C. PIPE SECTION JOINTING: Concrete pipe joints shall be protected from crushing by placing a ½-inch rope or other approved. material in the joints. Welded steel plate pipe sections shall be field welded together as recommended by the manufacturer and approved. by the Engineer. I I • • • SAFETY: The boring and tunneling pit trench width shall be such that safety is provided at all times. In this regard, it shall be the responsibility of the Contractor to provide a safe trench for working at all times. Trench width and excavation shall meet all requirements of the State and Michigan Safety Inspector, the Department of Labor and MI-OSHA. Sheeting and bracing shall conform to Section 02161, Sheeting and Bracing, of these specifications. 3.03 TUNNELING: Care shall be exercised in trimming the surface of excavated sections in order that the liner pipe fits snugly against undisturbed. earth. The top of the tunnel excavation shall be supported by a cutting shield, and the excavation shall not be advanced. ahead of such support. The vertical face of the excavation shall be supported as necessary to prevent sloughing. At any interruption of the tunneling operation, the liner shall be completely bulkheaded. As soon as the liner pipe has been placed and the alignment approved, a uniform mixture of 1:6 cement to sand grout shall be placed under pressure between the liner and the surrounding earth. Grout holes for 1½-inch pipe spaced at approximately 3 feet around the periphery, and every five feet of liner shall be provided. Grouting shall start at the lowest hole and proceed upwards progressively and simultaneously on both sides of the liner. 3.04 001 BORING: 'This method employs the use of a rock roller type bit or a plate bit made up of individual roller cutter units which are solidly welded to the pipe sleeve being installed. and which turns as it is advanced. The pipe shall be turned for its entire length from the boring machine to the head to give the bit the necessary cutting action against the ground being bored. A high density slurry 02227-3 �I I (drilling mud) shall be injected through a small supply line to the head which acts as a cutter lubricant and as a liquid carrier to bring back the spoil to the boring pits. This sl1¥1)' shall be injected at the rear of the cutter unit to prevent any jutting action ahead of the pipe. The boring machine shall run on a set of steel rails and be advanced (thus advancing the pipe) by a set of hydraulic jacks. All machine operations are to be carried out from a pit constructed to the requirements of the pennit The method shall be the same whether earth or rock is being bored. Methods of a similar nature may be approved but are subject to review by the authority granting the pennit I I I I II I I I I I • • • • • • • 3.05 OBSTRUCTIONS: If an obstruction is encountered during installation to stop the forward action of the pipe, and it becomes evident that it will be impossible to advance the pipe, operations shall cease, and the pipe will be abandoned in place and filled with grout 3.06 MAINTENANCE OF TRAFFIC: \Vhen work is done in highway rights-of-way, all work shall be as previously specified. \\Then work is done in railroad rights-ofway, the Contractor shall contact the local or St.ate authorities having jurisdiction over such area regarding protection required to maintain traffic. All required protective devices and services shall be provided and maintained by the Contractor. 3.07 BACKFILLING OF BORING AND Tll1\TNELING PITS: Shall conform to Section 02223, Bedding and Backfilling for Utility Systems. Compaction shall be as specified under Section 01410, Soils Compaction and Testing. END OF SECTION 001 02227-4 �I I I I I I I I I • • • •II SECTION 02231 AGGREGATE BASE COURSE PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with AGGREGATE BASE COURSE. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited. to: 1. 2. SECTION 01410 SECTION 01560 - SOILS COMPACTION Al\1D TESTING SPECIAL CONTROLS PART2 PRODUCTS 2.01 AGGREGATE: Aggregate base materials shall conform to MDOT Specification 22A Series aggregate. 2.02 001 A. SINGLE SOURCE: It is the intent of these specifications to secure materials from a single source and to avoid repetitive testing of various sources of aggregate for the convenience of the Contractor. B. AGGREGATE PRODUCTION: Prior to any request to the Engineer for approval of aggregate base material, the Contractor or his supplier shall create a stockpile of an appropriate amount for the size project C. TESTING OF SOURCE: Prior to approval and placement of the aggregate base course material, an independent testing laboratory, selected. by the Engineer, shall take representative samples of aggregate base course materials from the stockpile and test said samples for compliance with the specified. aggregate gradation. Tests required for second sources or failed tests shall be paid by the Contractor. CHEMICAL ADDITIVES: Chemical additives may be calcium chloride or calcium-magnesium chloride solution. 02231-1 �I I PART 3 EXECUTION - 3.01 I I PREPARATION OF SUBGRADE: The subgrade shall be smoothed and trimmed to the required line, grade and cross-section within a tolerance of-¾ to ¾ of an inch 'to receive the base course and shall be compacted in conformance with Section 01_4 10, Soils Compaction and Testing. The subgrade thus formed shall be maintained in a smooth and compacted condition until the base course has been placed. No base course shall be placed on the subgrade until it has been approved by the Engineer. 3.02 CHEl\.1ICAL ADDITIVE: A chemical additive may be added to the aggregate base course material in conformance with MOOT specification 3.01.05 upon approval by the Engineer. 3.03 AGGREGATE BASE COURSE PLACEMENT I I II I I • • • • • • • • 3.04 A. EQUJPMENT: The use of motor graders and other approved equipment will be allowed during spreading, depositing and compacting operations. B. PLACEMENT: Where the required thickness of the aggregate base course is 6 inches or less, the material may be spread and compacted in a similar manner. The aggregate base shall have a moisture content sufficient to obtain optimum moisture content. Aggregate base shall not be placed during freezing or other unfavorable weather conditions. C. COMPACTION: The spreading work shall be followed by vibrating compactors or pneumatic tired rollers until required. density has been attained. Special care shall be exercised. to secure proper compaction adjacent to curb lines. Compaction shall conform to Section 01410, Soils Compaction and Testing. D. GRADING TOLERANCE: The finished surface shall be shaped to the specified crown and established grade to within a tolerance of-¾ to ¾ of an inch. Twentyfour (24) hours prior to placing of any surface course on the prepared base, the Contractor shall notify the Engineer, who will check the grade and crown at proper intervals to verify compliance with the grading and shaping tolerance. Any section not meeting tolerance shall be reshaped before the Engineer grants approval to place surface material. E. MAINTENANCE: The Contractor shall, without additional cost to the Owner, be required to regrade and reshape the finished surface if the surface becomes damaged during any interval between completion of base course and placing of bituminous surface material . TESTING: After placement of the aggregate base course, the finished base course shall be tested for compliance with the compaction requirements of Section 01410, Soils Compaction and Testing. END OF SECTION 001 02231-2 �I I I I I I I SECTION 02512 BITl.Th1INOUS BASE COURSE PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the construction of BITUMINOUS BASE COURSE. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference v.rith flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: I • • • • •II 1. 2. 3. SECTION 01410 SECTION 01560 SECTION 02231 - SOILS COMPACTION MTO TESTING SPECIAL CONTROLS AGGREGATE BASE COURSE PART2 PRODUCTS 2.01 MATERIALS: The composition of the bituminous base course mix shall conform to the following aggregate and asphalt cement specifications . A. BASE COURSE: Shall be an :MDOT stabilization mix as indicated on the plans or in the specifications. B. ASPHALT CEMENT: 85-100 penetration grade asphalt cement 2.02 PROPORTIONS: The Contractor shall submit to the Engineer, for review, a laboratory Marshall mix design representative of the mixture to be placed by the Contractor. The bituminous mixture shall conform to "Composition of Bituminous Mixtures", subsection 7.10.06 of the MDOT Standard Specifications . 2.03 LABORATORY TESTING: Representative samples of the bituminous base material will be taken at the job site and submitted to an independent testing laboratory, selected by the Engineer, for determination of aggregate gradation and asphalt cement content II 001 02512-1 �I I I I II • •II PART 3 EXECUTION 3.01 SUBBASE: The aggregate subbase must be approved by the Engineer prior to placement of µie bituminous base course. Placement of aggregate subbase shall conform to Section 02231, Aggregate Base Course. Compaction of the subbase shall conform to Section 01410, Soils Compaction ~d Testing. 3.02 EQUIP1\1ENT: The bituminous base course shall be placed by means of an approved self-propelled mechanical paver or other suitable spreading equipment approved by the Engineer prior to commencement of work. 3.03 PLACEMENT: Placement of the bituminous base course shall conform to MOOT Specifications 4.00.01 through 4.00.17, except as herein modified. 3.04 S11OOTHNESS REQUIREMENTS: Shall conform to :MDOT Specification 4.00.12. E?\1D OF SECTION II 001 02512-2 �I I I I II • • • • • • • • •II SECTION 02513 BITUMINOUS LEVELING/SURFACE COURSE PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in conjunction with the construction of BITTJMINOUS LEVELING/SURFACE COURSE. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum . B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. . SECTION SECTION SECTION SECTION 01410 01560 02231 02512 - SOILS COMPACTION AND TESTING SPECIAL CONTROLS AGGREGATE BASE COURSE BTilJMINOUS BASE COURSE PART2 PRODUCTS 2.01 1\1ATERIALS: The composition of the bituminous leveling/surface course mix shall conform to one of the following :MDOT asphalt mixture specifications except modified where indicated. 001 A. LEVELING COURSE: Shall be an MDOT stabilization mix as indicated on the plans or in the specifications. B. SURFACE (TOP) COURSE: Shall be an MDOT stabilization mix as indicated on the plans or in the specifications . C. BOND COAT: Shall be an :MDOT Specification SS-lh asphalt emulsion: D. ASPHALT CE:tvIBNT: Shall have a penetration grade index of 85-100, unless otherwise indicated on the plans or in the specifications. In general, the asphalt cement content for leveling mixtures shall be 5.0 to 6.0 percent based upon percent asphalt by weight of the total mix. The bitumen content of the top course shall be designed to have up to 0.5 percent more bitumen than the optimum specified for the leveling course. 02513-1 �I I I I I I I I I I • • • • 2.02 PROPORTIONS: The Contractor shall submit to the Engineer, for review, a laboratory Marshall mix design representative of the mixture to be placed by the Contractor. The bituminous mixture shall conform to "Composition of Bituminous Mixtures", su9section 7.10.06 of the MOOT Standard Specifications. 2.03 LABO RA TORY TESTING: Representative samples of the bituminous material will be taken at the job site and submitted to an independent testing laboratory, selected by the Engineer, for determination of aggregate gradation and asphalt content PART 3 EXECUTION 3.01 ADJUSTING UTILITY CASTING AND COVERS: Shall conform to Section 02110, Site Preparation. 3.02 PLACEMENT OF BITUMINOUS MIXTURE(S) ON AN AGGREGATE BASE COURSE A. CONDIDO1\11NG AGGREGATE SURFACE: Prior to placement of the bituminous mixture(s), the aggregate surface shall be shaped to the required grade and cross-section in conformance with Section 02231, Aggregate Base Course. Where the aggregate surface is irregular, the use of a scarifier may be required. Additional aggregate shall be placed as directed by the Engineer when it is required to shape and consolidate the surface. Unless otherwise noted, the shaped surface shall be rolled to provide thorough compaction. Wetting may be required to facilitate shaping the surface and to assist in compaction of the subbase in conformance with Section 01410, Soil Compaction and Testing. The surface thus formed shall be maintained in a smooth and compacted condition until it is paved. Immediately before paving, all excess loose material remaining on the surface shall be removed to the shoulder. The length of existing road which is prepared and conditions for paving shall be determined by the Engineer. B. PLACEMENT: Placement of the bituminous base course shall conform to MOOT Specifications 4.00.01 through 4.00.17. 3.03 PLACEMENT OF BITUMJNOUS MIXTURE(S) BITUMINOUS OR CONCRETE SURFACE A. EXISTING PREP ARING EXISTING PAVEMENT 1. 001 ON Removing Bituminous Patching: Existing bituminous patches of ¾-inch thickness or more, and bituminous patches of less than ¾-inch thickness with a high bitumen content which may cause bleeding or instability, shall be removed and patched in accordance with the following paragraph, Wedging and Patching. 02513-2 �I I I I I I -I • • •II 3.04 2. Wedging and Patching: All holes and depressions in the pavement section and all spaces caused by removing old surface material shall be wedged with a Bituminous :Mixture as determined by the Engineer, placed and thoroµghly compacted by tamping or rolling in layers of not more than 2½-inches in thickness before constructing the full width of bituminous pavement 3. Pavement Joints: The existing joint fillers shall be removed to an elevation ¾-inch below the surface of the pavement by mechanical or hand methods. Where existing transverse and longitudinal pavement joints and cracks are repaired. the existing bituminous surface and any loose or spalled concrete around the joint shall be filled with Bituminous Patching Mixture (MOOT No. 1lO0L) and compacted with a machine vibrator or approved roller. The prepared pavement shall be approved by the Engineer and the Contractor before placing any bituminous concrete mixture. B. BO!\TD COAT: Prior to application of the bond coat, all existing surfaces shall be swept clean. The bond coat shall be applied at a rate of 0.10 gallons per square yard. The material shall be applied immediately ahead of paving operations for distances of 1,000 feet to 1,500 feet, depending upon traffic conditions . C. PLACEMENT: Placement of the bituminous base course shall conform to MOOT Specifications 4.00.01 through 4.00.17 . TfilCKNESS: The required bituminous material and thicbless shall be shown on the plans or in the specifications. Pavement course thicbless in excess of 2½inches shall be placed in two or more courses. 3.05 SMOOTHNESS REQUIREMENTS: Shall conform to :MDOT Specification 4.00.12. END OF SECTION 001 02513-3 �I I I i SECTION 02525 CONCRETE CURB AATJl GUTTER PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the construction of CONCRETE CURB MTD GUTTER. 1.02 RELATED 'W ORK I I -I • • • • A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. SECTION 01560 SECTION 03001 SECTION 03600 - SPECIAL CONTROLS CONCRETE GROUT PART2 PRODUCTS 2.01 CONCRETE: Shall be Class A with a 28 day compressive strength of 3,500 psi. Materials, mixing, placing and curing shall conform to Section 03001, Concrete. 2.02 REINFORCING STEEL: Shall conform to ASTh1 A615 Grade 40. The size and location shall be as noted on the plans. 2.03 PREFORMED BITUMINOUS JOINT FILLERS: Shall consist of a bituminous mastic composition formed and encased between layers of felt, conforming to ASTM D2475. PART3 EXECUTION 3.01 BASE PREPARATION: The Contractor shall excavate or fill, as required, to within six inches of the proposed curb and gutter base. The Contractor shall place and compact a bed of sand, bank run gravel or other material equal to MDOT Granular Material Class II to bring the base to the desired grade. All tree roots 2 inches or more in diameter which are cut in conjunction with the base preparation shall be painted with Bartlett's Tree Paint, Tanglefoot Tree Paint, or equal. 001 02525-1 �I I I I I I • • • 3.02 LThTE AND GRADE: All curbs are to slope uniformly to the catch basins so that no standing water forms in the finished gutter. Grades are shown on the plans. 3.03 FORMS: Shall be of such design of steel or wood as to insure the accurate t maintenance of lines and grades and shall extend for the full depth of the required concrete. Flexible strips may be used where necessary on curves. 3.04 JOINTS: Expansion joints shall be 1-inch thick and placed at 400 foot intervals along the curb, at all street returns, within 20 feet each side of structures, and at the end of each day's pour. Contraction joints shall be placed at 40 foot maximum intervals. For both expansion and contraction joints, the reinforcing steel shall be broken each side of the joint at a distance of 6-inches minimum to 18-inches maximum. Joint filler shall extend to the full depth of the joint, and the top shall be recessed ¼- to ½-inch from the finished surface of the structure. Plain of weakness joints shall be placed every 10 feet 3.05 PLACING CONCRETE: No concrete shall be placed until the subgrade and forms have been reviewed by the Engineer. The subgrade shall be wetted and the concrete deposited to the proper depth and spaded or vibrated sufficiently to insure satisfactory consolidation prior to finishing. A. B. FINISIIlNG: The curb and gutter shall be rounded with an approved finishing tool having a radius of 1/4-inch to the dimensions shown on the standard details . Patching, when necessary shall be with concrete from the mixture used in the curb. The finished surface shall not vary more than 1/8-inch in 10 feet from the established grade when check with a 10 foot straightedge. Voids in the curb back shall be patched. with a grout mixture confonning to Section 03600, Grout CURING: Sufficient tarps or plastic sheets shall be stored on the job to prevent rain damage to the newly placed curb. Immediately after the free water has left the concrete surface, the curb shall be coated with a uniform coat of white - membrane curing compound at the rate of one gallon per 200 square feet No vehicle or foot travel shall be allowed on the _n ew curb for 96 hours. END OF SECTION 001 02525-2 �I I I I I SECTION 02528 CONCRETE SIDEWALKS PART 1 GENERAL • 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the construction of CONCREfE SIDEWALKS. 1.02 RELATED WORK I I I I II ' A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 2. SECTION O1560 SECTION 03001 - SPECIAL CONTROLS CONCRETE PART2 PRODUCTS 2.01 CONCRETE: Shall be air entrained 6 sack mix with a 28 day compressive strength of 3,500 psi. Materials, mixing, placing and curing shall conform to Section 03001, Concrete. 2.02 PREFORMED BITUMINOUS JOINT FILLERS: PART3 EXECUTION 3.01 BASE PREPARATION: The sidewalk base shall consist of a minimum of four inches of compacted sand or other materials equal to MDOT Granular Material Class ill. In areas of existing granular subbase, the natural base may be used. In areas of existing unstable base material, the Contractor shall excavate the unstable material, as directed by the Engineer and place and compact sand or other material equal to :MDOT Granular Material Class II. All tree roots 2-inches or more in diameter which are cut in conjunction with the base preparation shall be painted with Bartlett's Tree Paint, Tanglefoot Tree Paint, or equal. 3.02 FORMS: Shall be clean and straight, composed of wood or metal. The forms Shall consist of a bituminous mastic composition formed and encased between layers of felt, conforming to ASTh1 D2475. shall be staked to line and grade in a manner that will prevent deflection or settlement Forms shall be clean and oiled before placing concrete. Removal shall not take place in less than 12 hours after placement of concrete. 001 · 02528-1 �I I I I I I I 3.03 full depth of the sidewalk, at driveways, and where the new walk abuts existing concrete structures. Contraction joints shall be formed every 5 feet or as requested by the Owner. All joints shall be constructed at right angles to the centerline of the sidewalk. 3.04 PLACING CONCRETE: The subgrade shall be thoroughly wetted and the concrete deposited. thereon to the proper depth. Concrete shall be spaded along the forms, compressed and struck off flush with the top of the forms. The surface shall be floated with a steel float, edges and joints properly tooled.a nd then finished with a wood float or brush as required to provide a non-slip surface. 3.05 CURING: Sufficient tarps or plastic sheets shall be stored on the job to prevent rain damage to the newly placed sidewalk. Immediately after the free water has left the concrete surface, the sidewalk shall be coated with a uniform coat of white membrane curing compound at the rate of one gallon per 200 square feet No vehicular or foot traffic shall be allowed on the new sidewalk for 96 hours after pouring. ••, ' JOINTS: 0.50-inch transverse expansion joint shall be placed every 50 feet the ' 1: I END OF SECTION ... 001 02528-2 �I I I I SECTION 02665 WATER MAINS • PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by thls section of the specifications consists of furnishing all pl211t, labor, equipment, and materials in conjunction with the installation of WATER ~INS. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. SECTION SECTION SECTION SECTION 5. 6. SECTION 02901 SECTION 02715 - 7. SECTION 03001 - 01410 01560 02222 02223 - SOILS COMPACTION MTI TESTING SPECIAL CONTROLS EXCAVATION FOR UTILITY SYSTEMS BEDDING A:t--iTI BACKFILLING FOR UTILITY SYSTEMS RESTORATION M1D CLEAN-UP CONCRETE UTILITY MANHOLES AND CATCH BASINS CONCRETE 1.03 SUB MITT ALS: Detailed material lists, specifications, and written certification, for all materials furnished under thls section of the specification shall be submitted to the Engineer for review. PART2 PRODUCTS 2.01 MATERIALS: Shall be new and of the type as specified herein or the standard of the governing agency, as noted on the plans. · A. WATER MAIN PIPE General Requirements: a. 002 Material Selection: Unless specifically shown on the plans or listed in the form of proposal to be a specific material, the Contractor may elect to utilize any of the following materials subject to specifications and size limitations outlined below. 02665-1 �I I I I I I 2. b. Single Material Requirement: Unless otherwise approved by the Engineer, a single material shall be used for all water main in the contract If multiple pipe materials are permitted, the change in • materials shall be accomplished at normal junctions such as valves or fittings. c. Pipe Markings: All pipe delivered to the job site shall bear the marks required by the ANSI/AWWA specification. Ductile Iron (D.1.) : Shall conform to ANSI/AWWA C151/Al21.51 and the following: a. Class and Size: Unless otherwise noted on the plans, pipe wall thickness shall be a minimum of Class 52., Ductile iron may be used for six inch (6") and larger diameter pipe. b. Exterior Coating: Bituminous, 1 mil thick. c. Lining: Standard thickness cement-mortar confonning to ANSI/AWWA C104/A21.4. d. Polyethylene Encasement: ANSI/AWWA Cl05/A21.5. e. Flanged Joints: ASA Oass 125. f. Mechanical Joints and Push-on Joints: ANSI/AWWA Clll/A21.ll, bolts and nuts shall be high strength corrosion resistant alloy with hex head nuts. g. Fittings: Ductile iron or cast iron, cement-mortar lined, confonning to ANSI/AWWA C110/A21.10. h. Electrical Continuity: Bronze wedges or continuity straps. i I I II II II II ,. "Ill Ill , 3. 002 Polyvinyl Chloride (PVC): Shall conform to ANSI/AWW A C900. a. Class and Size: SDR 18 wall thickness, six (6) inch through twelve (12) inch diameter. b. Joints: Integral wall-thickened bell and spigot with elastomericgasket confonning to ASTM D3139. c. Fittings: Shall conform to paragraph 2.01.A.2.g. above. 02665-2 �I I I I I B. VALVES 1. I I I 2. 002 General Requirements: a. Working Pressure: 150 psi minimum. b. Joints: Unless otherwise indicated on the plans or valve schedule, mechanical joint conforming to ANSI/AWWA Cl 11/A21.1 l. End flanges, if specified, shall be ANSI B 16.1 Class 125. c. Direction of Opening: Agency standard. Resilient Seated Gate Valves: Shall conform to ANSI/AWWA C509 and the following: a. Body Construction: ASTM A126 Class B, cast iron. b. Operator: Hex nut, unless otherwise indicated on the plans or the valve schedule. c. Manufacturer. Kennedy Valve, Waterous or equal. C. VALVE BOXES: Cast iron, screw type, three (3) piece; cover shall be furnished marked "Water". EJIW series 6860 or agency standard. D. VALVE EXTENSION STEMS: Where valves are used with valve boxes, the depth to the top of the valve operating nut shall not be greater than 5½ feet. Where the water main is buried at a depth where the normal valve operating nut will be at a depth greater than 5½ feet, a valve extension stem with operating nut shall be provided and mechanically attached to the valve to provide an operating nut at the 5½ foot depth. E. HYDRANTS: Shall conform to ANSI/AWWA C503 and the following: L Type and Size: Break.away traffic flange; 5¼-inch main valve seat 2. Connections: Two (2), 2½-inch hose nozzles and 1 pumper connection; agency standard threads. 3. Direction·_ of Opening: Agency standard. 4. Manufacturer. EJIW Model 5-BR, or approved equal. 02665-3 �I I I • • • • • F. SERVICE LEAD, CORPORATION STOP, CURB VALVE AND CURB BOX 1. Service Lead Pipe: ASTM B88 type k annealed seamless copper water tube qf the size indicated on the plans. Fittings shall be flared type. 2. Corporation Stop: Mueller H-15000, Hays "Nuseal", or approved equal. Corporation sizes exceeding the maximum for three (3) full threads shall utilize an· appropriate service clamp, Mueller H-10526 through H-10537, or approved equal. 3. Curb Valves: Mueller H-15204, Oriseal, or approved equal. 4. Curb Box: Mueller H-10350, or approved equal . 2.02 BEDDING :MATERIAL: Shall conform to section 02223, Bedding and Backfilling for Utility Systems . 2.03 MAt\THOLES: Shall be precast concrete confonning to Section 02715, Concrete Utility Manholes and Catch Basins. PART3 EXECUTION 3.01 WATER MAIN INSTALLATION 002 A. GEl\TERAL: Installation shall be in accordance with ANSI/AWWA C600 for ductile iron pipe; ASTM D2774 for PVC pipe and the following: B. LA YING PIPE: Pipe shall be laid with the bell ends facing the direction of laying, unless otherwise directed or allowed by the Engineer. C. LOCATION: As indicated on the plans. Maintain at least a ten feet separation from any sewer, unless specifically indicated on the plans. D. GRADE AND ALIGNMENT: Provide cover of 6 feet, unless otherwise indicated on the plans. E. WET TRENCH LAYING: When the trench contains water, open ends of the pipe shall be closed by a watertight plug. 'This provision shall apply during the noon hour as well as overnight F. PIPE BEDDING: Shall conform to Section 02223, Bedding and Backfilling for Utility Systems. G. PIPE ENCASEMENT: Ductile iron pipe, bedded in an area of aggressive soil such as peat, shall be encased in a polyethylene encasement 02665-4 �H. ELECfRJCAL CON1Th11.JITY: Unless otherwise noted on the plans, electrical continuity shall be provided for ductile iron pipe. I. LOCATING ,PROVISIONS: A suitable means for magnetically locating PVC water main shall be provided and approved by the Engineer in writing prior to construction. J. THRUST BLOCKS: Shall be made of Class B, poured-in-place concrete, placed at all bends, dead ends, tees, reducers, hydrants and valves, as required. 1. 2. Thrust Table: Shall be used for sized noted. For larger si~ the details will be shown on the plans. Area in square feet of concrete thrusting against undisturbed eanh shall be computed by dividing the total thrust by the safe bearing load of the soil. Thrust Main Size Tee or Plug 90° Bend 45° Bend 4" 6" 8" 10" 12" 14" 16" 18" 20" 2,840 5,800 8,900 14,800 20,900 28,000 36,200 4,000 8,200 14,000 21,000 30,000 40,000 51,000 2,100 4,300 7,400 11,000 15,500 21,000 27,000 34,000 37,500 45,400 64,000 55,800 79,000 22½ 0 Bend · Bend 1,100 2,300 3,900 5,800 8,200 11,000 14,200 17,800 21,800 600 1,100 2,000 2,900 4,100 5,500 7,100 8,900 11,000 11¼0 Safe Bearing Loads for Soils (Horizontal Thrust): Safe Bearing Load Lbs. per Sq. Ft Muck, Peat, etc. Soft Clay Sand Sand Sand and Gravel cemented w/clay Hard compacted clay 3. 002 0 1,000 2,000 3,000 4,000 5,000 Thrust Blocks in Unstable Soil Conditions: Thrust shall be resisted by piling driven to solid foundations or by removal of unstable soil material and replacement with ballast of sufficient stability to resist thrust 1brust 02665-5 �I l • • • C. INSTALLATION WITH CASING: In unstable soils, as determined by the Project Manager, the combination of boring and jacking simultaneously shall be utilized providing the cutting edge of the auger does not advance ahead of the casing. Casing diam~ter shall not e~ceed the diameter of the service lead by more than one inch. Casing pipe may be removed at the Contractor's option . D. BORING INSTALLATION: agency/utility . E. CONl\TECTION TO EXISTING SERVICES: Connections to existing water services with like material shall be made with standard couplings; connections of dissimilar materials shall be made with appropriate couplings with Nylon dielectric bushings. HYDROSTATIC TESTING 3.05 A. GENERAL: Upon completion of installation of the water main and appurtenances, the Contractor shall furnish all apparatus, materials, labor and water required to perform the pressure tests in accordance with Section 4, Hydrostatic Testing, ANSI/AWW A C600 and the following: B. PRE-TEST PROCEDURES: . The Contractor shall open all valves, including hydrant auxiliary valves, and then completely fill the line with water with a special emphasis upon removing all air from the pipe, valves or hydrants. If necessary, the Contractor shall install additional corporation stops at high points to allow the air to be expelled. C. PRELIMINARY. TEST: A preliminary pressure test by the Contractor shall be accomplished. Any leaks encountered shall be corrected and the test shall be rerun until results_are satisfactory. D. FINAL PRESSURE AND LEAKAGE TEST: Shall conform to ANSI/AWWA C600, Hydrostatic Testing, in the presence of the Engineer, who shall receive 24 hours notice prior to testing. If it is necessary for the Engineer to observe more than one test on any section of mainline, the Contractor shall be liable for the additional cost involved for observation of subsequent tests. E. LEAK REPAIR: The Contractor shall provide all labor and materials, etc., as required to repair any leaks, or otherwise required to meet these tests; all leaks shall be repaired, _regardless of the amount of leakage. Water damage resulting from flushing or testing proc¢ures shall be the responsibility of the Contractor. 3.06 DISU\1FECTION A. 002 Shall conform to the requirement of the local GENERAL: Procedures shall conform to ANSI/AWWA C651, and the following: 02665-7 �B. PRELTh1INARY FLUSHING: After the pressure test and before disinfection, the Contractor shall flush out the new pipe lines until the water runs clear. Each valved section of the newly laid pipe shall be flushed separately with potable water from tfue public supply. C. DISINFECITON: The Contractor shall disinfect the new mains in increments designated by the Engineer. Samples shall be ta.ken from corporation stops only. If mains dead end at hydrants, with no adjacent valve, the Contractor shall install an additional corporation stop for sampling. D. BACTERIOLOGICAL WATER SAMPLES: Shall be collected by the Contractor, or his duly authorized representative, in the presence of the Engineer, in confonnance with ANSI/AWWA C651. Two successive safe tests ta.ken 24 hours apart are required; analysis shall be made by a State approved laboratory. E. FAILING TESTS: In the event of an unsafe test, the test shall be repeated as described above . . The Contractor shall be responsible for the tests and shall be liable for any costs when more than one treatment or set of tests is necessary. END OF SECTION 002 02665-8 �I I I • • • SECTION 02715 CONCRETE UTILITY l\1ANlIOLES AND CATCH BASINS PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with CONCRETE UTILITY MAi'\tiOLES M1D CATCH BASINS. 1.02 RELATED WORK A. REQUIREMENTS: All concrete utility manholes, including catch basins and valve vaults, shall be installed in accordance with the details indicated on the drawings and these specifications. B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. SECTION 01410 SECTION 01560 SECTION 02222 SECTION 02223 SECTION SECTION SECTION SECTION SECTION SECTION 02665 02722 02732 02901 03001 03600 - SOILS COMPACTION M1D TESTING SPECIAL CONrROLS EXCAVATION FOR UTILITY SYSTEMS BEDDIN'G AND BACKFILLING FOR UTILITY SYSTEMS WATER MAINS STORM SEWERS SANITARY SEWER RESTORATION AND CLEAN-UP CONCRETE GROUT 1.03 Detailed material lists and specifications for all materials furnished under this section of the specification shall be submitted to the Engineer for approval. Submittals shall be in accordance with Section 2.12 of the GENERAL CONDffiONS. . PART2 PRODUCTS 2.01 PRECAST SECTIONS: Precast sections shall conform to ASTM C478. Sewer pipe opening connections to precast concrete manholes shall conform to the following specifications: SUBMITf ALS: A. 001 SANITARY SEWERS: Manhole pipe connections shall be furnished with an integrally cast seal system, equal to "A-Lok", "Kor-N-Seal", "Lock Joint Flexible Manhole Sleeves", or equal. Sanitary manholes shall have integral concrete manhole bases. Manhole sections joints shall be of the O-ring rubber joint type or preformed type of butyl sealant material. All pipe openings shall be case in the 02715-1 �I I I B. •- STORM SEWER:Manhole pipe connections shall be with a non-shrink grout Manhole section joints shall be of the mastic joint type or butyl rubber sealant type unless otherwise shown on the drawings. C. VALVE MANHOLES M1D OTIIBR STRUCI1JRES: Details and joints shall conform to the drawings. • • • • precast section or cored in the finished wall. Broken and patched connections will not be accepted. MA1"-UIOLE ADJUSTING BRICK: 2.02 Shall be concrete units conforming to ASTM C55. 2.03 MAI\TJIOLE ADJUSTING RING: Shall be standard precast reinforced concrete rings ·with a minimum of rn·o inch height and a maximum of 6 inch height 2.04 MAmIOLE STEPS: Shall be furnished in all manholes unless otherwise noted on the plans, and shall be Co-Polymer Polypropylene Plastic manhole steps reinforced with 3/8" deformed_reinforced bar. Manhole steps shall be of the pressfit type with serrated type treat and lugs. Steps shall not be cast in wall. Steps shall be spaced at sixteen inches on center in a true vertical alignment unless shown otherwise on the drawings. 2.05 FRAMES AND COVERS: The cast iron frames and covers shall conform to the castings noted on the plans or in the specifications. Cover lettering shall be included when specified. It is the intention of this specification to provide frames and covers considered standard in the Owner's system. 2.06 GROUT: Shall conform to Section 03600, Grout 2.07 CONCRETE: Shall conform to Section 03001, Concrete. PART3 EXECUTION 3.01 IN'STALLATIO N: Utility manholes shall be constructed of precast concrete sections including risers, adjusting rings and precast tops of eccentric cone or flat slab type, as indicated on the drawings. A. UTILITY MAI\THOLE AND CATCH BASINS 1. Precast Concrete: Precast bottoms or bases shall be set on uniform bedding of 8 inches of compacted sand or existing granular material as approved by the Engineer. When water is encountered in the trench, bases shall be set on a minimum of 12 inches of stone fill conforming to MDOT 6A. 001 02715-2 �I 2. I I '• • •.. Integral Base: The Contractor, at his option, may use integral cast base and riser sections confonning to ASlM C478, except that integral bases shall be used on all sanitary sewer manholes. B. PRECAST CONCRETE RISERS: Shall be set plumb and manhole steps shall be aligned to forin a continuous ladder. Joints between manhole sections shall utilize rubber O-rings or preformed butyl rubber sealant material for sanitary sewer manholes and shall utilize mastic or preformed butyl rubber sealant for storm manholes, catch basins and valve vaults unless otherwise shown on the drawings . C. CASTINGS: Shall be installed as specified below: E. 1. Sanitary Sewer Manholes and Valve Vaults: Castings shall be set on precast concrete adjusting rings with a minimum adjustment of 4 inches and a maximum of 12 inches. Casting and rings shall be set in grout unless otherwise called for on the drawings. 2. Storm Sewer Manholes and Catch Basins: Castings shall be set on precast concrete adjusting rings with a minimwn adjustment of 4 inches and a maximum of 12 inches or, if allowed on the drawings, adjusting brick may be used. 3. Casting Elevations: Where castings are to be flush with permanent pavements, the Contractor shall adjust the frame to the proper grade. Where castings are on flat slab tops in non-paved areas, they shall be set flush with finish earth grade unless shown otherwise. 4. Finish: The interior and exterior surface of adjustment rings or bricks shall be tooled to give a smooth finish coat of grout DROP PIPES: Shall be constructed at sanitary manholes wherever the difference in elevation between any inlet and outlet sewer is more than two vertical feet or as noted in the plans. All drop pipes shall be encased in concrete and shall conform to the drawing details. All drop pipes shall be exterior unless othernise noted on the plans. F. 3.02 FLOW CHMTNELS: Shall be constructed in manhole bottoms with mechanically mixed concrete. Flow channel depth shall be a minimum of ½ the pipe diameter and concrete thickness shall be a minimum of 4 inches measured from the top of the base to the bottom of the flow channel. Where the grade of sewer is continuous through the manhole, the Contractor may lay the pipe through the manhole, fill around the pipe with concrete and carefully break out or cut out the top of the sewer pipe. TESTING: All sanitary sewer manholes shall be tested in conformance with Section 02732, Sanitary Sew~rs. The Contractor shall repair any leaks, flaws or irregularities in any manholes or catch basins. El\TD OF SECTION 001 02715-3 �I I I I I • • SECTION 02717 SEWAGE FORCE MAINS PART 1 GENERAL ' 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with SEWAGE FORCE MAINS. 1.02 RELATED WORK: All items herein specified shall be adjusted to be compatible with the standard units used by the Owner in his present system. The items shall be of a quality level specified herein, and may be modified as called for herein or on the plans . ~ A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 4. SECTION SECTION SECTION SECTION 5. SECTION 02715 - 6. SECTION 02901 SECTION 03001 - 2. 3. 7. 01410 01560 02222 02223 - SOILS COMPACTION AND TESTING SPECIAL CONTROLS EXCAVATION FOR UTILITY SYSTEMS BEDDING Ai-...1D BACK.FILLING FOR UTILITY SYSTEMS CONCRETE UTILITY MANHOLES AND CATCH BASINS RESTORATION Mm CLEAN-UP CONCRETE 1.03 SUB MITT ALS: PART2 PRODUCTS 2.01 PIPES AA'D JOINTS: Shall be of the type as listed herein meeting the specifications_noted. Unless specifically shown on the plans or listed in the form of proposal to be a specific material, the Contractor may elect to utilize any of the following materials subject to specifications and size limitations herein specified. Unless specifically approved by the Engineer, a single material shall be used for the total of each size main in the Contract All pipe delivered to the job site shall bear the marks required by the ANSI/AWWA specification. 001 Detailed material lists and specifications for all materials furnished under this section of the specification shall be submitted to the Engineer for review. Submittals shall be in accordance with Section 2.12 of the GENERAL CONDIDONS. 02717-1 �f f f A. • • • B. C. DUCTILE IRON (D.I.): Shall conform to ANSI/AWWA C151/A21.51 unless otherwise noted on the plans. Pipe wall thickness shall be a minimum of Class 52. Pipe shall be standard thickness cement-mortar per ANSI/AWWA C104/A21.4, with the standprd exterior bituminous coating. Ductile iron may be used for four inch (4") and larger diameter pipe. 1. Flanged Joints: Shall conform to ASA Class 125. 2. Mechanical Joints and Push-On Joints: Shall conform to AN.SI/A WW A Cl l l/A21.11. Bolts and nuts shall be of high strength corrosion resistant alloy with hex head nuts . 3. Fittings and Specials: Shall conform to ANSI/AWWA Cll0/A21.10 and may be either ductile or cast iron and shall be standard thickness cementmortar lined per ANSI/AWWA Cl04/A21.4. 4. . Polyethylene Encasement: Shall conform to ANSI/AWW A C105/A21.5. POLYVINYL CHLORIDE (PVC): Shall conform to ANSI/AWWA C900, pressure class 150. Minimum pipe wall thickness shall be DR 18. All pipe shall have a "home" mark. PVC may be used for four inch (4") through twelve inch (12") diameter pipe. 1. Joints: Shall be of the elastomeric gasket, push-on type confonning to ASTM D3139. 2. Fittings and Specials: Shall conform to AN.SI/AWWA C110/A21.10 for ductile iron, mechanical joint fittings with suitable adapters or gaskets as required by the pipe manufacturer. Fittings and specials shall be standard thickness cemenf-mortar lined per ANSI/AWW A Cl04/A21.4. POLYETI-IYLENE (PE) PIPE AND FITTINGS: Shall be manufactured from a high density, high molecular weight polyethylene base resin confonning to ASTM D 1248 Type III, Class C, Category 5, Grade P34. Polyethylene may be used for one inch (1 ") and larger diameter pipe. 1. Minimum Cell Classification Values: As referenced to ASTM D-3350 shall be: a. b. 2. 001 , 335433C: With a minimum pipe wall thickness of SDR 9.3, rated at not less than 150 psL · 335434C: With a minimum pipe wall thickness of SDR 11.0, rated at not less than 150 psL Joints: Shall be made by thermal butt-fusion conforming to ASTM D-2657. All joints shall be made in accordance with the procedures and 02717-2 �joining equipment recommended by the pipe manufacturer and approved by the Engineer. 3. D. 2.02 LOCATING PROVISIONS: A suitable means for magnetically locating PVC or PE forcemain shall be installed with the PVC or PE forcemain and shall be approved by the Engineer in writing prior to construction. BEDDING: Shall conform to Section 02223, Bedding and Backfilling for Utility Systems. A. DUCTILE IRON (D.L): Shall be Type 1 Bedding for Rigid Pipe unless otherwise specified on the plans. B. POLYVINYL CHLORIDE (PVC) AND POLYETIIYLENE (PE): Shall conform to Section 02223, paragraph 3.05.B, F1exible Pipe Bedding. 2.03 001 Joint ,and Equipment Testing: Prior to the installation of the pipe, a specimen of a butt-fusion pipe joint, made with the joining equipment to be used on the project, shall be submitted to an independent testing laboratory selected by the Engineer and tested in conformance with AS1M D638, or certified standard data sheets indicating acceptable test results have been made on similar joints. VALVES A. GATE VALVES: Shall be iron body, fully bronze mounted, double disc, parallel seat type, opening confonning to ASTM B132 (Grade Ill cast bronze) non-rising stem and nut, unless otherwise called for, and confonning to ANSI/A WW A C500, Traverse City Iron Works ([CIW), Ea.st Jordan Iron Works (EJIW), or equal. Valves shall be supplied with mechanical joint ends unless otherwise specified on the plans or in the specifications. The design working pressure shall be a minimum of 150 psi unless otherwise noted on the plans. B. VALVE BOXES: Shall be cast iron, screw type, two piece, consisting of the base and the top section. The length shall be adjusted by means of threads cast into the top and base sections. A cover shall be furnished. The base shall be 5 1/4-inch and have a range of extension of 51-82 inches. The valve boxes shall be TCI\V A297, Clow F-2454, or equal. C. AIR RELEASE VALYES: Shall be designed to operate under pressure and open to vent entrapped air and gases from the sewage force main. After entrapped air · and gases are vented, the valve shall close to prevent clogging of the valve mechanism. The body and cove.r shall be cast iron with all internal parts of stainless steel or other acceptable material to prevent corrosion. The valve shall be complete with acce4ssories necessary for installation including an inlet shut-off valve, 1" clean out valve, and an ½" shut-off valve for back flushing with quick disconnect couplings and back flushing hose. The inlet shall be 2" unless otherwise noted on the plans. Valves shall be rated for not less than 150 psi 02717-3 �working pressure and be APCO, Val-Matic Corporation, or equal, specifically designed for use on sewage forcemains. PART3 EXECUTION 3.01 HANDLING OF PIPE: Proper and suitable tools and appliances shall be used for the safe and careful handling, conveying and laying of the pipe. Care shall be taken to prevent the coating of pipe from being damaged. Dropping mat'!rial directly from a truck or platform will not be permitted. All pipes and castings shall be carefully examined for defects. If any materials are found to be defective, they shall be removed from the site. A. CLEANING PIPE AND Fl I I INGS: All lumps, blisters and excess coal tar or other material shall be removed from the bell and spigot end of each pipe and fitting. The outside of the spigot and the inside of the bell shall be brushed and wiped clean, dry and free from oil or grease prior to laying. The inside of the pie shall be brushed in order to remove all dirt and debris. Any damage to exterior pipe coating shall be repaired with an approved coating before the pipe is laid. B. LAYING PIPE: Pipe shall be laid with the spigot ends facing the direction of flow. Under no circumstances shall pipe be dropped directly into the trench. Precautions shall be taken to prevent foreign material from entering the pipe while it is being placect After placing a length of pipe in the trench, the spigot end shall be centered in the bell, and the pipe forced home to correct line and grade. At all times, the open ends of the pipe shall be covered to prevent foreign matter from entering. If cuts of full lengths of pipe are required, the cut end shall be trimmed, beveled or otherwise prepared for jointing as recommended by the pipe manufacturer. Only lubricants recommended by the pipe manufacturer shall be used as recommended in joint assembly. 3.02 001 GRADE AND ALIGl'\1MENT: All forcemains shall be installed to provide an overall cover of 6 feet, unless otherwise indicated. on the drawings. The location of the forcemain is indicated on the drawings. Special care shall be taken to avoid any air pockets within the forcemain. If high points are constructed in the forcemain other than those shown on the plans or authorized by the Engineer, the Contractor shall install an air release valve at each high point at no additional cost by the Owner. A. PIPE DEFLECTION: Where curved lines, laid without fittings, are shown on the plans, or are necessary to avoid obstructions, the pipe may be deflected horizontally or vertically at each joint within the published recommended limits recommended by the pipe manufacturer. Deflections in excess of the allowable deflection shall be made by using standard fittings. B. VIET 1RENCH LA YING: When the trench contains water, the open ends of pipe shall be closed by a watertight plug. This provision shall apply during the noon 02717-4 �• • • hour as well as overnight If water is in the trench, the seal shall remain in place until the trench is pumped completely dry. 3.03 PIPE BEDDING: Shall conform to Section 02223, Bedding and Backfill for Utility Systems. Ductile iron· pipe, bedded in an area of aggressive soil such as peat, shall be encased in a polyethylene encasement 3.04 THRUST BLOCK: Shall be made of Class B, poured-in-place concrete, and placed at all bends noted below. Area in square feet of concrete thrusting against undisturbed earth shall be computed by dividing the total thrust by the safe bearing load of the soil. Thrust and safe bearing loads for soils are shown in the following tables: A. THRUST TABLE: Shall be used for sizes noted. For larger sizes, the details will be shown on the plans. Thrust Main Size Bend 45° Bend 22½ 0 Bend 4,000 8,200 14,000 21,000 30,000 4(),000 51,000 64,000 79,ooq 2,100 4,300 7,400 · 11,000 · 15,500 21,000 27,000 34,000 37,500 1,100 2,300 900 11¼0 Bend ·' 4" 6'' 8" 10'' 12" 14" 16" 18" 20" B. 3,900 5,800 8,200 11,000 14,200 17,800 21,000 600 1,100 2,000 2,900 4,100 5,500 7,100 8,900 11,000 SAFE BEARING LOADS FOR SOILS (HORIZONTAL lBRUST): Safe Bearing Load Lbs. per Sq. Ft Muck, Peat, etc. Soft Clay Sand Sand and Gravel Sand and Gravel cemented w/clay Hard compacted clay C. 001 0 1,000 2,000 3,000 4,000 5,000 THRUST BLOCKS IN PEAT: In muck or peat, all thrust shall be resisted by piling.driven to solid foundations or by removal of muck or peat and replacement with ballast of sufficient stability to resist thrusts. In all cases, thrust block size and method of thrusting must be approved by the Engineer before the thrust block is poured. 02717-5 �1. D. Special 111.rust Containment: Using joint ties and containing thrust within the pipe will be considered by the Engineer upon a definite proposal of methods submitted by the Contractor. Only methods retaining the freedom of joints to bend will be considere.d. GENERAL: A detail of standard thrust blocks is included at the back of this specification section showing typical blocks for a 2,000 psf safe bearing capacity. If the soil capacity is different than 2,000 psf, the bearing area will be varied accordingly, but the general arrangement shall be as shown. 3.05 AIR RELEASE AATI CLEANOUT STRUCTURES: The Contractor shall install air release and cleanout structures as indicated on the drawings. Structures shall conform to Section 02715, Concrete Utility Manholes and Catch Basins. 3.06 RESTORATION AATJ) CLEAN-UP: Restoration and ~lean-up. 3.07 PRESSURE Al\1D LEAKAGE TESTING: The Contractor shall furnish all apparatus and water required to perform the pressure and leakage tests, and shall outline this equipment to the Engineer for.his approval prior to any testing. A. PRE-TEST PROCEDURES: The Contractor shall provide any temporary plugs and blocking as required for the test, and then completely fill the line with water with a special emphasis upon removing all air from the pipe. B. PRELIM:INARY TEST: Lines shall be given a preliminary pressure test by the Contractor to ascertain if there are any major lea.ks. After any leaks are corrected, the test shall be rerun until results are satisfactory. C. FINAL PRESSURE AND LEAKAGE TEST: Shall conform to ANSI/AWWA C600 - Hydrostatic Testing, in the presence of the Engineer, who shall receive 24 hours notice prior to testing. The test pressure shall be at least 150 psi measured at the highest point in the line. If it is necessary for the Engineer to observe more than one test, the Contr~ctor shall be liable for the additional cost involved for observation of subsequent tests. D. GENERAL: The Contractor shall provi_de all labor and materials, etc., as required to repair any lea.ks, or otherwise required to meet these tests. All visible leaks shall be repaired, regardless of the amount of leakage. Any excavation or construction required shall be done as previously required herein. 1. Water: For filling and testing will be supplied by the Contractor. END OF SECTION 001 Shall conform to Section 02901, 02717-6 �ELBOWS P I PE DIA . INCHES 4 6 8 10 12 14 16 18 20 ELBONS 'A' BEAR ING AREA-SOUARE FEET FEET 90° .75 .75 .75 .75 .75 .75 .75 .75 .75 2.0 4. I 7.0 10.5 14.8 19. 8 25. 6 32.2 39.4 45° 22-112° I 1-1 ;4c 0.6 I. 2 2.0 2.9 4. I 5.5 0.3 0.6 I .0 I .5 2 .0 2.7 3.5 I. I 2.2 3,7 5.5 7.8 10.4 13.5 16 .9 18.8 7. I 8.9 10.9 4.4 5.5 ALL BLOCKS -SKAL L BE PLACED AGAINST · iNDISTURBED EARTH i:::;=~ TEES, PLUGS 8. HYOOANTS NOMINAL PIPE DIA. PIPE DIA. INCHES 4 6 8 10 12 14 16 18 20 a 'A' FEET BEAqlNG AREA SQU!I.RE FEET .75 .75 . 75 .75 . 75 .75 .75 .75 .75 JOINTS SHALL BE KEPT CLEAR OF CONCRE1E. I_ B:)LTS, FITTINGS 2. A BEARING CAPACITY OF 2<:::IXjlf- PER FOOT WAS \£ED IN DE1ERMINING THE Ml NIMUM I BEARING AREAS' IN THE ABO/E TABl..£S. THE CROSS SECTION OF THE lliRUST BLOCKS SHALL E£ APPROXIMATELY 3. * SQUARE. THIS DIMENSION SHALL BE INCREASED AS REQUIRED TO PROVIDE LARGER BEARING AREAS. THRUST BLOCK NO SCALE 02717-7 DETAIL I .5 2.9 4.9 7.4 10.5 14.0 18. I 22. 7 27_ 8 �SECTION 02722 STORM SEWERS PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the installation of STORM SEWERS. 1.02 RELATED 'WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. SECTION SECTION SECTION SECTION 5. SECTION 02715 - 6. SECTION 02901 SECTION 03001 SECTION 03600 - 7. 8. 01410 01560 02222 02223 - SOILS COMPACTION AND TESTING SPECIAL CONTROLS EXCAVATION FOR UTILITY SYSTEMS BEDDING AND BACKFILLING FOR UTILITY SYSTEMS CONCRETE UTILITY MM1HOLES AND CATCH BASINS RESTORATION Al\1D CLEAN-UP CONCRETE GROUT 1.03 SUBMIITALS: Detailed material lists and specifications for all materials furnished under this section of the specification shall be submitted to the Engineer for review. Submitta.ls shall be in accordance with Section 2.12 of the GENERAL CONDIDONS. 1.04 CERTIF1CATION OF MATERIALS: When requeste.d, the Contractor shall furnish certification that all materials meet the requirements set forth in the plans and specifications. Source of the certification shall be determine.d by the Engineer. PART2 PRODUCTS 2.01 SEWER PIPES AND JOINTS: Shall be new unless noted on the plans and shall be stored and handled as recommended by the manufacturer. The size, type, and class shall be as shown on the plans or noted in the specifications. All pipe shall be marked with the class and date of manufacture by the manufacturer. 001 02722-1 �A. NON-REINFORCED CONCRETE PIPE (CSP): Shall conform to ASTh1 C14, Class 3 unless othen,,rise noted on the plans with acceptance on the basis of plant load bearing tests, material tests, and inspection of manufactured pipe for visual defects and imperfections. B. REINFORCED CONCRETE PIPE (RCP):Shall conform to ASTM C76 with acceptance on the basis of plant load bearing tests, material tests, and inspection of manufactured pipe for visual defects and imperfections. C. CORRUGATED PIPE: specified herein. 1. Corrugated Metal Pipe (C:MP): Shall be standard 2-2/3" x 1/2" pipe unless otherwise specified on the plans. The pipe shall conform to AASHTO M36 galvanized CMP. All buried pipe shall have a suitable bituminous coating. 2. Corrugated Polyethylene Pipe: Shall conform to AASHTO M-294. Joints shall be made using couplings which are corrugated to match the pipe corrugations and shall be of a width of not less than one-half the nominal pipe diameter. Corrugated polyethylene pipe shall be ADS N-12, or equal. D. END SECTIONS: Shall be suitable design for the pipe and adjoining grades to provide a smooth transition from the pipe to the rectangular stream cross-section. The section shall be of material at least as heavy as the pipe, shall be reinforced on all edges, and have a toe plate. End sections shall be manufactured and furnished by the pipe supplier. E. JOINTS: Shall conform to one of the following specifications: F. 001 Shall be either corrugated metal or polyethylene as 1. Rubber "O" Ring: Shall be "Tylox", "Ring-Tite", or equal. 2. Bituminous Mastic Joints: Shall be made when the joint surfaces are clean and dry, using DeWitt #10, "Sewerti.te" by Philip Carey Company, or equal. Cold weather joint compound may be used only with approval of the Engineer. All excess material shall be removed from the inside of the pipe. 3. Butyl Ru.bber Sealant: May be used in lieu of rubber "O" ring or bituminous mastic joints. Butyl rubber sealant shall be "RUB 'R-NEC LTh1" by K. T. Snyder Company, or equal. 4. Band Couplings: Bolted corrugated metal couplings shall be used at all connections of corrugated metal pipe. LUBRICANTS: For the making of pipe joints shall strictly conform to the recommendations of the pipe manufacturer. 02722-2 �G. GROUT FOR POlNTING PIPE JOINTS: Shall conform to Section 03600, Grout. H. UNDERDRAINS: Shall be perforated high density polyethylene corrugated tubing wrapped in fil ter confonning to AASHTO M-252 requirements. The filter \Vrap shall conform to MOOT requirements for geotextiles. 2.02 MA1''HOLES AND CATCH BASINS: Shall be precast concrete confonning to Section 02715, Concrete Utility Manholes and Catch Basins. 2.03 BEDDING AA1D BACKFILL J\fATERIALS: Shall conform to Section 02223, Bedding and Backfilling for Utility Systems. A. CONCRETE PIPE BEDDING: Shall be Type 1. B. CORRUGATED PIPE BEDDING: Shall conform to flexible pipe bedding. PART3 EXECUTION 3.01 GENERAL: Handling, storage, installation, and the making of joints shall strictly follow the manufacturers' recommendations. Rubber materials affected by ultraviolet rays shall be protected from direct sunlight 3.02 GRADE M1D ALIGNMENT: All sewer shall be laid utilizing an "in-line" laser for vertical and horizontal controL Vertical and horizontal alignment of the invert shall, at any point, be within ±0.04 feet (½-inch) of plan elevation and line. LAYING OF SEWER: Each pipe shall be inspected for possible defects before being placed in the trench. Joint surfaces shall be free of earth or frozen matter. All pipe shall be laid from the low end of the sewer upgrade with bell ends 3.03 upgrade to line and grade as called for on the plans and each pipe as laid shall be checked by the Contractor. The use of brick, lumps of clay, wood, etc., to bring the pipe to grade will not be permitted. 3.04 A. JOINTS: Shall be made in strict accordance with the manufacturers' recommendations utilizing the recommended lubricant \Vood blocks or other approved materials shall be used to protect the pipe ends from pry bars, chains, etc. Pipe shall be pushed closed to the "home" position and if joints do not remain tightly closed the pipes shall be replaced. B. FINAL LINE AND GRADE: After the pipe is laid, care in backfilling and other operations shall be taken so as not to disturb its line, grade, or joint. Misalignment shall be cause fo~ rejection of the sewer. PIPE BEDDING AATJ> BACKFILL: Shall conform to Section 02223, Bedding and Backfill for Utility Systems. 001 02722-3 �3.05 POINTING: Concrete pipe joints on sewers 30 inches in diameter and larger shall be pointed up with grout on the inside after backfilling is complete. 3.06 CONNECTIONS TO LIVE SEWERS: When connections are made with sewers carrying storm water, special care must be taken that no part of the work is built underwater, a flume or darn must be installed and pumping maintained if necessary and the new work kept dry until completed and any concrete or grout has set up. 3.07 REMOVAL OF UN SUITABLE MATERIAL: Whenever any pipe section, fitting or appurtenance is found to be unsuitable for installation due to specification non-confonnance, poor workmanship, damage, or any other reason, it shall be removed from the construction site during the working day by the Contractor. Any material not so removed shall be painted or otherwise marked by the Engineer to prevent its subsequent use. 3.08 RESTORATION AND CLEAN-UP: Restoration and Clean-up. 3.09 TV INSPECTION: The Owner or his representative shall have the option of perfonning a TV inspection of any section of sewer for signs of structural damage, misalignment or improper joints. The costs of the inspection shall be paid by the Owner unless the inspection reveals faulty construction or materials wherein the costs shall be paid by the Contractor. 3.10 CORRECTION OF DEFECTIVE WORK: Whenever any inspection indicates defective material or installation, the Contractor shall repair the section to the satisfaction of the Engineer at no cost to the Owner. Any pipe or fitting having structural damage shall require the removal and replacement of the damaged section. END OF SECTION 001 02722-4 Shall conform to Section 02901, �• SECTION 02732 SANITARY SE\VER PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the installation of SANITARY SEWERS. 1.02 RELATED WORK A. REQUIREMENTS: All work shall be carried on in a neat and satisfactory manner and interference with flow of traffic shall be kept to a minimum. B. RELATED SECTIONS: Including, but not limited to: 2. 3. 4. SECTION 01410 SECTION 01560 SECTION 02222 SECTION 02223 5. SECTION 02715 - 6. SECTION 02901 SECTION 03600 - 1. 7. - SOILS COMPACTION AND TESTING SPECIAL CONTROLS EXCAVATION FOR UTILITY SYSTEMS BEDDING AND BACKFILLING FOR UTILITY SYSTEMS CONCRETE UTILITY MANHOLES AND CATCH BASINS RESTORATION AND CLEAN-UP GROUT 1.03 SUBMfITALS: Detailed material lists and specifications for all materials furnished under this section of the specification shall be submitted to the Engineer for review. Submittals shall be in accordance with Section 2.12 of the GENERAL CONDillONS. 1.04 CERTIFICATION OF MATERIALS: When requested, the Contractor shall furnish certification that all materials meet the requirements set forth in the plans and specifications. Source of the certification shall be detennined by the Engineer. PART2 PRODUCTS 2.01 PIPES AND JOINTS: All materials shall be new. Manufacturers' recommendations for storage, handling, and installation shall be strictly adhered to. Materials shall be of the type as listed herein meeting the specifications noted. Unless specifically shown on the plans and/or listed in the form of proposal to be a specific materials, the Contractor may elect to utilize any of the following materials subject to specifications and size limitations herein except that sewer pipe materials may be changed only at manholes. 001 02732-1 �II II A. B. C. 001 PIPE 1. Ductile Iron (D.1.): Shall be per ANSI/A WWA C151/A21.51. Pipe wall thickr1ess will vary v.rith depth of cover and shall conform to Section 02223, Bedding and Backfilling for Utility Systems. Pipe shall be standard thickness cement-mortar lined per ANSI/AWWA Cl 04/A21.4. Pipe joints shall be mechanical joints or push-on joints confonning to ANSI/AWWA Cll 1/A21.11. Ductile iron may be used for six inch (6") and larger diameter pipe. 2. Reinforced Concrete Pipe (RCP): Shall conform to ASTM C76. Pipe class will vary v.rith depth of cover and type of bedding and shall conform to Section 02223, Bedding and Backfilling for Utility Systems. Pipe joints shall conform to ASTh1 C443 for rubber gasket joints. RCP may be used for eighteen inch (18") or larger diameter pipe. 3. Polyvinyl Chloride (PVC): Shall conform to ASTh1 D3033 or ASTh1 D3034. :Minimum pipe wall thickness shall be SDR-35. All pipe shall have a "home" mark. Joints shall be of the elastomeric gasket push-on type conforming to ASTM D3212. PVC may be used for six inch (6") through fifteen inch (15") diameter pipe. Fl I l lNGS: All piping connections and pipe size and/or direction changes shall be made v.rith standard manufactured fittings conforming to the following: 1. Ductile Iron Fittings: Shall be standard manufactured fittings of ductile iron or cast iron conforming to ANSI/AWWA Cl 10/A21.10 for mechanical joints and push-on joints. Fittings shall be cement-mortar lined per ANSI/AWWA Cl04/A21.4 and shall have the standard exterior bituminous coating. Service lateral fittings shall be tees. Plugs shall be iron or plastic suitable for air testing. 2. Reinforced Concrete Pipe Fittings: Service lateral connections shall be made using standard manufactured components. Holes in the pipe barrel shall be cored. The connection shall be made utilizing a system of 300 series stainless steel bands and an elastomeric molded boot confonning to ASTh1 C443. Epoxy coated aluminum bands may be used in lieu of stainless steel upon written approval of the Engineer. 3. Polyvinyl Chloride Fittings: Shall be full fittings conforming to ASTh1 D3033 or ASTM D3034 for pipe wall thickness of SDR-35. Joints shall conform to ASTM D3212. Service lateral connections shall be made with standard wye fittings. Tees, tee-wyes, or saddles shall not be used. CONNECTIONS OF DISSTh1ILAR PIPE MATERIALS: Shall not be made using Donuts, oversize gaskets, etc. Connections shall be made utilizing one of the following methods: 02732-2 �~ • • • • • 1. Standard Adapters: Shall be a manufacturer's standard adapter with joints confomm:ig to the above specifications . 2. Couplings: Shall be an elastomeric coupling complete with 300 series stainless steel tension bands confonning to ASTM C425. Couplings shall be Clow Band-Seal Couplings, Fernco Flexible Couplings, or equal. D. CHANGES IN PIPE SIZES: Shall be made using standard smooth flow increasers or reducers. E. LUBRICANTS: All lubricants for the making of pipe joints shall strictly conform to the recommendations of the pipe manufacturer. F. GROUT FOR POINTING PIPE JOINTS: Shall conform to Section 03600, Grout G. POLYETIIYLENE ENCASEMENT: ANSI/AWWA C105/A21.5. For ductile iron pipe shall conform to 2.02 SANITARY SEWER MAAl-IOLES: Shall be precast concrete conforming to Section 02715, Concrete_Utility Manholes and Catch Basins. Joints between the pipe and the manhole shall be as specified therein. 2.03 CHEMICAL GROUT: For sealing minor joint leaks shall be an EPA approved type. 2.04 MARKING: All pipe, fittings and appurtenant items furnished to the job site shall be marked in accordance with the applicable specification. Any unmarked materials are subject to rejection by the Engineer. 2.05 BEDDING A1\1D BACKFILL MATERIALS: Shall conform to Section 02223, Bedding and Backfilling for Utility Systems as applicable to sanitary sewers where in pipe class and bedding requirements are given for various depths of cover. PART 3 · EXECUTION 3.01 GENERAL: Handling, storage, installation, and the making of joints shall strictly follow the manufacturers' recommendations. Plastic and rubber materials affected by ultraviolet rays including all PVC products shall be protected from direct sunlight Material handling during cold weather shall take into account increased brittleness for p1astic materials. Pipe which is warped or bowed due to temperature variations such that the deviation from straightness is greater than one inch shall not be installed. 3.02 GRADE AND ALIGNMENT: All sewer shall be laid utilizing an "in-line" laser for vertical and horizontal control Vertical and horizontal alignment of the invert shall, at any point, be within ±0.04 feet (½-inch) of plan elevation and line. 001 02732-3 �• • • • • 3.03 CUTTING OF PIPE: Full lengths of pipe shall be used whenever feasible. Cutting of pipe where required shall be done only using methods as recommended by the manufacturer, utilizing tools and equipment as required to provide a neat, perpendicular 'cut without damage to the pipe or coatings. All burrs shall be removed. Spigot ends of cut pipe shall be beveled similar to factory beveling. If field cutting or coring of pipes exposes any bare metal surface, the surface shall be covered with an epoxy coating. 3.04 LA YING OF SEWER: Each pipe shall be inspected for possible defects before being placed in the trench. Joint surfaces shall be free of earth or frozen matter. All pipe shall be laid with the bell ends upgrade to line and grade as called for on the plans and each pipe as laid shall be checked by the Contractor. Pipe shall be laid from the low end of the sewer upgrade. The use of brick, lumps of clay, wood, etc., to bring the pipe to grade will not be permitted. A. JOINTS: Shall be made in strict accordance with the manufacturers' recommendations utilizing the recommended lubricant Wood blocks or other approved materials shall be used to protect the pipe and fitting ends from pry bars, chains, etc. Pipe shall be pushed closed to the "home" position and if joints do not remain tightly closed the pipes shall be replaced. B. FINAL LINE AND GRADE: · After the pipe is laid. care in backfilling and other operations shall be taken so as not to disturb its line, grade, or joint Misalignment shall be cause for rejection of the sewer. C. POINTING: Pipe joints .on RCP sewer 30 inches in diameter and larger shall be pointed up with grout on the inside after backfilling is complete. 3.05 PIPE BEDDING AND BACKFILL: Shall conform to Section 02223, Bedding and Backfill for Utility Systems. 3.06 CONNECTIONS TO LIVE SEWERS: When connections are made with sewers carrying sewage or water, special care must be taken that no part of the work is built underwater; a flume or dam must be installed and pumping maintained if necessary and the new work kept dry until completed and any concrete or grout has set up. 3.07 SERVICE LATERALS: Shall be installed to the property line or length as shown on the construction drawings. The location of the service lateral shall be as shown, or when serving an existing building, to the location designated by the building owner. Where an existing service lead is to be connected, the Contractor shall locate the lead. A. 001 CLEANOUTS: All service laterals shall be equipped with a cleanout near the property line. The cleanout shall be a minimum four inch (4") diameter and connected to the lateral with a wye fitting. The cleanout shall be extended to the surface vertically' with the use of a 45° bend and 4" PVC pipe. The top of the cleanout shall be equipped with a threaded plug which is set flush with the ground 02732-4 �surface. The cleanout cap shall be located six inches (6") inside the right-of-way line. The cleanout assembly shall be oriented to facilitate cleaning of the sewer lateral back to the sewer main. B. SERVICE LATERAL END: Shall be capped and blocked sufficiently to withstand all required acceptance test pressures. C. MARKING: The Contractor shall mark the end of each service lateral with a 2 x 4 of sufficient length to extend from the service lateral to 3 inches below gr..de. The top of each 2 x 4 shall have four 16 penny common nails driven into it for subsequent location with a magnetic locator. D. RECORD OF LOCATIONS: The Contractor shall record and submit to the Owner and the E_ngineer a location sketch of the service lateral fitting measured upstream from the nearest manhole and shall record the location of the tenninus of the service lateral with a minimum of two witness measurements to permanent physical features, building corners, etc. Any services not readily located within one year after date of final payment due to inaccurate as-built measurements shall be field located by the Contractor at no expense to the Owner. E. RISERS: Where sanitary sewers are constructed deeper than 15 feet, service risers shall be constructed as shown in the standard detail. VCP tees shall be encased in concrete as shown on the plan details. Risers shall be constructed such that the service lateral is 11 feet deep at the property line. When main sanitary sewers are less than 15 feet deep, no riser is required and the lateral shall be constructed at a slope such that the service lead is 11 feet deep at the property line, if feasible. The six inch service laterals shall be constructed at a minimum slope of 0.60% Lateral fittings shall be installed with the branch connection tilted up 45 degrees. F. SERVICE LATERAL INSPECTION: All service lateral pipes shall be left with at least the top of the pipe exposed until inspected by the Owner or his representative and authorization for backfill given. 3.08 REMOVAL OF UNSUITABLE MATERIAL: Whenever any pipe section, fitting or appurtenance is found to be unsuitable for installation due to specification non-conformance, poor workmanship, damage, or any other reason, it shall be removed from the construction site during the working day by the Contractor. Any material not so removed shall be painted or otherwise marked by the Engineer to prevent its subsequent use. 3.09 RESTORATION AA1D CLEAN-UP: Restoration and Clean-up. 3.10 SANITARY SEWER TESTING: In general, the sanitary sewers shall be tested by applying an air pressure test described in the following paragraphs. Methods of testing and measurement other than specified herein shall be approved by the Engineer. The Contractor shall be responsible for furnishing all equipment and labor for the air testing at no additional cost to the Owner. The Engineer may, as 001 02732-5 Shall conform to Section 02901, �I an alternative to or in addition to the air testing, require an infiltration test of the sanitary sewers in certain instances. All testing shall be performed in the presence of the Engineer. A. AIR TESTING: Is required to be performed on all sanitary sewers. The following described test procedure shall be used. 1. Equipment Record: Portable air compressor, standard air hose and connections, minimum of 50 feet of single and triple air hose, one single and one triple connection pneumatic sewer plug, one hand air pump, stopwatch, and one air gauge, range 0-30 psig graduated in tenths from 0 to 10 psig. 2. Preliminary Requirements: After all sewer, lateral, and manhole construction and backfilling operations have been completed, the sewer shall be cleaned by the Contractor as follows: 3. a. Inflatable Balls: The Contractor shall furnish an inflatable rubber ball of a. size that will inflate to fit snugly into the pipe to be te~ted. The ball may, at the option of the Contractor, be used without a tag line or a rope may be fastened to the ball to enable the Contractor to know and control its position at all times. The ball shall pass through the pipe with only the force of the water impelling it All debris flushed out ahead of the ball shall be removed at the first manhole. In the event cemented or we.dged debris, or damaged pipe shall stop the ball, the Contractor shall remove the obstruction. b. Pneumatic Plug Test: The pneumatic plugs shall pass the following qualifying test in the presence of the Engineer and Contractor prior to the line testing. One length of sewer pipe shall be laid on the ground and sealed at both ends with the pneumatic plugs to be checked; air shall be introduced into the pipe until the pipe pressure reaches 15 psig. The pneumatic plugs being checked shall hold against this pressure without bracing being needed, and without movement of the plugs out of the pipe. All pneumatic plugs shall pass the aforementioned qualifications before being used to ~st the actual installation. Test Procedures: Immediately following the pipe cleaning described, low pressure air shall be introduced into the sealed line until the internal air pressure reaches 4.0 psig greater than the average back pressure of any groundwater pressure, as determine.d by the Engineer, that may be over the pipe. At least two (2) minutes shall be allowed for the air pressure to stabilize. a. 001 Acceptance: The portion of the line being tested shall be accepted if the portion under the test meets or exceeds the requirements of 02732-6 �• • • • ASTM C828._ This requirement shall be accomplished by perfonning the test as follows: The time required in minutes for the pressure to decrease from 3.5 to 2.5 psig greater than the , average back pressure of any groundwater that may be over the pipe shall not be less than the time shown for the given diameters in the table following this paragraph. If the system does not meet the foregoing requirements, the Contractor will be required to locate and repair the leaks at no extra cost to the Owner and repeat the tests until the allowable leakage is obtained. AIR TEST TABLE Note: If the section of line to be tested includes more than one pipe size (i.e., lateral connections), calculate the test time for each size and add the test times to arrive at the total test time for the section. ASTM C828 MINIMUM TEST TIME FOR VARIOUS PIPE SIZES PIPE SIZE (INCHES) 4 6 8 10 12 15 18 001 TIME - PER 100' MIN. SEC. 0.3 0.7 1.2 1.5 1.8 2.1 2.4 18 42 72 90 PIPE SIZE (INCHES) 21 24 27 30 108 33 126 144 36 39 42 TIME - PER 100' MIN. SEC. 3.0 3.6 4.2 4.8 5.4 6.0 180 216 252 288 324 6.6 396 438 7.3 360 B. INFILTRATION TEST: An infiltration test may be conducted on a sanitary sewer only where the groundwater table is at least two feet above the invert of the sewer. The Engineer will measure the amount of infiltration at the sanitary manholes utilizing V-notch weirs or other measurement apparatus. The maximum allowable infiltration shall be 200 gallons per mile per inch of diameter of sewer per 24 hours per day at any time for· an individual run between manholes. C. MANHOLE EXFILTRATION TEST: An exfiltration test shall be performed by the Contractor of each manhole. All pipes shall be plugged and the manhole filled with water to the bottom of the casting. After a stabilization period, the fall of water will be measured to detennine the exfiltration rate. The maximum allowable exfiltration shall not exceed 0.5 gallons per foot of depth per foot of diameter per 24 hour day. All materials, labor, and water shall be furnished by the Contractor and the cost thereof shall be incidental to the cost of construction. 02732-7 �• D. PVC DEFLECTION TESTS: The completed. installation of PVC sewers shall at no point have out-of-round pipe deflections greater than 5.0%. Deflectometer or go no-go gauging tests shall be performed prior to acceptance c;if sewers. The test shall be conducted after the final backfill has been in place at least 30 days. E. POST CONSTRUCTION Th1FILTRATION: Following complete construction and prior to connection of services to the sewer, the Engineer shall have the option of requiring retesting of any section of sewer where excessive infiltration is observed. or suspected.. Any of the above tests may be utilized per the Engineer's requirements. The costs of the tests shall be paid for by the Owner unless the test fails wherein the costs shall be paid by the Contractor. F. TV INSPECTION: The Owner or his representative shall have the option of perfonning a TV inspection of any section of sewer for signs of structural damage, joint leaks or infiltration. The costs of the inspection shall be paid by the Owner unless the inspection reveals faulty construction or materials wherein the costs shall be paid by the Contractor. G. CORRECTION OF DEFECTIVE WORK: Whenever any of the above tests or inspections indicate defective material or installation, the Contractor shall repair and retest the section to the satisfaction of the Engineer at no cost to the Owner. The use of chemical grouts shall be limited to the repair of minor joint leaks and shall not be used without the specific written approval of the Engineer. Any pipe or fitting having structural damage shall be removed and replaced.. Any PVC sewer with deflection in excess of the 5.0% limitation shall be re-excavated, inspected. for structural damage, and then rebed.ded and backfilled and retested.. END OF SECTION 001 02732-8 �• • SECTION 02901 RESTORATION AND CLEAN-UP PART 1 GENERAL WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with RESTORATION M1D CLEAN-UP. RELATED WORK 1.02 A. . B. REQUIREMENTS: The Contractor shall restore all areas disturbed. by his construction operations to a condition equal to or better than the existing prior to construction and shall clean-up and haul away all construction debris and litter caused by his operation. RELATED SECTIONS: Including, but not limited to: 1. 2. 3. 4. 5. 6. 7. 8. SECTION 015_60 SECTION 02231 SECTION 02513 SECTION 02525 SECTION 02528 SECTION 02946 SECTION 02938 SECTION 03001 - SPECIAL CONrROLS - AGGREGATE BASE COURSE - BITUMINOUS LEVELING/SURFACE COURSES - CONCRETE CURB AND GUTTER - CONCRETE SIDEWALKS - . TOPSOILING AND SEEDING - SODDING - CONCRETE 1.03 CLEAN-UP: General rough grading and clean-up shall follow immediately after installation of utilities so that no more than 1,000 lineal feet of clean-up shall remain to be completed at any time during construction. The Contractor shall remove all equipment, debris, and waste material from the construction site and material and equipment storage areas prior to final inspection and after restoration. PART2 PRODUCTS - Tius section not used. PART3 EXECUTION 3.01 PERMANENT PAVE:MENT: All street surfaces, driveways, curb and gutter, and sidewalks removed or disturbed by construction operations shall be restored to their original condition, or better unless otherwise shown on the plans and/or details. Street base course and surfacing shall conform with Section 02231, Aggregate Base Course, and Section 02513, Bituminous Leveling/Surface Course. All concrete for restoration shall be air entrained Class A concrete conforming to Section 03001, Concrete or Section 03300, Structural Concrete. All street, 001 02901-1 �I I I • • driveway and sidewalk crossings shall be restored immediately after completion of the crossing to accommodate vehicular and pedestrian traffic. Temporary patching of pa;vements of bituminous base will be required in the event of final restoration is not anticipated within 5 days of the crossing construction. 3.02 ~flSCELLANEOUS STRUCTURES: Mail boxes, fences, culverts, ditches and oth!!r existing structures shall be· resorted or replaced, as required, to original or better condition in a manner acceptable to the Engineer. 3.03 BOUNDARY MARKER REPLACEMENT: The Contractor shall have replaced by a Registered Land Surveyor, at his own expense, al section corners, property corners or boundary markers of any type or material that may be damaged or destroyed by his construction operation. 3.04 SEEDING: Lawn areas disturbed. by the Contractor's construction operations shall be topsoiled and seeded in conformance with Section 02936, Topsoiling and Seeding. In general, lawn areas shall be all areas back of the curb unless otherwise designated on the plans or noted in the specifications. 3.05 SODDING: Areas designated on the drawings to be sodded shall be sodded in conformance with Section 02938, Sodding. The Contractor at his option may sod areas required or designated to be seeded. 3.06 PLANTING: Shrubs, other plantings, and trees removed during construction, other than those specifically designated to be removed, shall be replaced with new material equal to that removed. Replacement shall be with approved stock from a State-inspected nursery and shall carry a one year replacement guarantee. END OF SECTION 001 02901-2 �I • • • SECTION 02936 TOPSOILJJ\G AND SEEDING PART 1 GENERAL 1.01 "'ORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection w;th TOPSOJLlliG AND SEEDING. 1.02 RELATED WORK: A. REQUIRE11.ENTS: The Contractor shall topsoil, grade, fertilize, seed and mulch lawn and other designated areas disturbed by construction operations. Attention is directed to Section 01560 - SPECIAL CONTROLS. PART2 PRODUCTS 2.01 TOPSOIL: Any topsoil _necessary to complete the work over and above the topsoil stockpiled during construction operations shall be ftL.111ished by the Contractor. Topsoil shall be free from brush, objectionable weeds or other litter, and approved by the Engineer prior to spreading. 2.02 SEED: All seed to be used shall be labeled in accordance with the U.S. Department of Agriculture Rules and Regulations under the Federal Seed Act and shall be in accordance with the State seed rules and regulations. Seed certificates or tags from the seed bags shall be submitted to the Engineer. Seed shall conform to :MDOT Specification 8.21.09 for roadside and Class A mixtures. 2.03 FERTILIZERS: Chemical fertilizer shall be standard commercial grade with packaging clearly marked in accordance with applicable Federal laws. Bulk fertilizer may be used when certified delivery slips are furnished by the Contractor. 2.04 MULCH: Straw, hay, and marsh hay used for mulching of grass seeded areas shall ·meet the approval of the Engineer. 2.05 MULCH ADHESIVE: Mulch adhesive shall be latex-base adhesive confonning to :MDOT Specification 8.21.11. 001 02936-1 �•-· -· • • • •· PART 3 . 3.01 PREPARATIQN OF SEED BED A. GRADING: Grades on areas to be seeded shall be maintained in a true and even condition. Where the grades are not defined, they shall be established by the Contractor to blend with existing adjacent grades without irregularities and shall provide for proper drainage . B. PLACING TOPSOIL: The topsoil shall be evenly spread over the areas by blade graders, or other approved methods, to a depth of at least 3 inches. Any irregularities in the surface resulting from topsoiling or other operations shall be corrected in order to prevent the formation of low places and pockets where water will stand. Topsoil shall not be placed when the subgrade is in a condition detrimental to seeding or proper grading. C. APPLICATION OF FERTILIZER: Fertilizer shall be distributed unifonnly over the areas to be seeded at a rate which will provide 240 pounds per acre of chemical fertilizer nutrients, in equal proportions of nitrogen, phosphoric acid and potash and shall be incorporated into the soil to a depth of at least 3 inches by discing, harrowing or other acceptable methods. D. CLEAN-UP: After completion of the above operations, the surface shall be cleared of stones, roots, brush, wire, grade stakes and other objects that might be a hindrance to maintenance operations. 3.02 001 EXECUTION SEEDING A. SEEDING REQUIREMENTS: 11DOT Class A seed mixture shall be used on all lawn areas. 11DOT Roadside seed mixture shall be used for areas disturbed by construction and not defined as lawn area. No seeding shall be .done until the Engineer has inspected the seed containers. B. SEEDING: Seed shall be sown by mechanical means except that areas inaccessible to spreading equipment may be seeded by t he broadcast method. Seeding shall be accomplished between the period of April 15 into the fall as long as weather conditions pennit seed bed preparation. Seeding rate shall be Class A: 110#/A, Roadside: 100#/A. c. CO:Ml'ACTING: Immediately after seeding, the entire area shall be compacted by means of a cultipacker, roller or approved equipment weighing 60 to 90 pounds per linear foot of roller. The final rolling shall be a right angles to slopes to prevent water erosion. 02936-2 �I I I .. 3.03 • • MULCHING A. STRAW AND HAY MULCH: After seeding and fertilizing operations have been I completed, straw, hay or marsh hay shall be spread over the swiace to a unifonn thickness at the rate of two tons per acre. The mulch shall be loose enough to allow sunlight to penetrate and air to slowly circulate, but thick enough to shade the ground, reduce rate of water evaporation and prevent or reduce water or wind erosion. Mulch which has become displaced shall be replaced at the Contractor's expense. Cellulose fiber mulch shall be applied at the rate of 2000#/Acre ,vith 55 gallon Tackifyer/Acre. Cellulose fiber mulch shall not be used in lawn areas. B. MULCH ADHESIVE: The mulch shall be held in place by a spraycoating of mulch adhesive. The Contractor shall protect all traffic, signs, structures, and other objects from being mmed or disfigured by the adhesive material. Adhesive material shall be applied uniformly at a rate of 400 gallons per acre and shall be by spraying simultaneously with the mulch, or by spraying a swiace application of adhesive immediately follov.'ing mulching . .- • 3.04 ESTABLISHMENT OF SEEDED AREAS: The Contractor shall be responsible for the proper care of the seeded area during the period when the grass is becoming established, and shall be responsible for a total grass cover. The acceptance must be demonstrated. by the results. A. WATERlNG: The seed bed for lawn areas shall be given one watering immediately after placement sufficient to wet at least two (2) inches of the seed bed. Additional watering at the same rate shall be accomplished at five (5) day intervals for a period of five (5) weeks, or a total of eight applications of water. In case of rain, the Contractor shall obtain approval of the Engineer to omit an application of water or re-schedule the watering interval. After the five week period, maintenance of the seeded areas will be assumed by the Owner or respective property owners. The Contractor will not be held responsible for any mowing of seeded areas. B. REPAIR: If any time prior to the end of the five (5) week period during which the Contractor is responsible for watering of the seeded areas, the ground is displaced due to subsidence, or sliding or gullying on sloped areas, the Contractor shall repair and re-seed the damaged areas at his expense. C. WEEDS: After the grass has become established and it appears to have more than 10% weeds, the Contractor shall spray with an approved herbicide. E:t\'D OF SECTION 001 02936-3 �• SECTION 02938 SODDING PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection w·th SODDING. 1.02 RELATED WORK A. REQUIREMENTS: The Contractor shall topsoil, grade, fertilize and sod areas designated on the plans or in the specifications. Attention is directed to Section 01560 - SPECIAL CONTROLS. PART 2 PRODUCTS 2.01 TOPSOIL: Any topsoil necessary to complete the work over and above the topsoil stockpiled during construction operations shall be furnished by the Contractor. Topsoil shall be free from brush, objectionable weeds or other litter, and approved by the Engineer prior to spreading. Any additional topsoils required shall be fertile, friable, humus soil of mineral origin consisting of black loam, clay loam, or sandy loam. 2.02 SOD: The class and blend of sod to be furnished under this specification shall be shown on the plans or noted in the specifications. In general, sod shall be mineral or muck type and shall contain a well developed cover of growing grass. The sod shall be free of undesirable plants, stone, roots or other material detrimental to the establishment of the sod. The minimum sod mat thickness shall . be ¾" and sod snail be cut to provide an average thickness after laying of not less than 1½". The Contractor shall provide certificates of sod blends from approved suppliers prior to placement of the sod. Sod containing Merion Bluegrass will not be accepted. Sod shall not be frozen. 2.03 FERTILIZERS: Chemical fertilizer shall be standard commercial grade \\-ith packaging clearly marked in accordance with applicable Federal laws. Bulk fertilizer may be used when certified delivery slips are furnished by the Contractor. The mix shall be 12-12-12. 2.04 PEGS FOR SODDING: Pegs shall be at least 10 inches long of a size sufficient to hold the sod. 002 02938-1 �• • • • ALIGN DR!VEWAY RETURN TO FIT OPENING IN CURB & GUTTER CURB FLOW LINE 1'' EXP. JOINT 1" EXP. JOINT GUTTER PAN GUTTER CURB & GUTTER CURB SECTION A-A CONCRETE DRIVEWAY OPENING GAYLORD MS-1 91527.12 . SC-12 �EXTRA WIDTI-i TO BE ADDED AT f >.!..LEYS & COI.II.IERCIAI. DRJVES ,· ~~~~ ~ / WID™ AS Cl.l.l.£D FOR ON Pl.ANS :..•_ __:5~•----4,_ _ _ _ _ _W-'------t--.::..S'_--; I 1/(' RADIUS 1/(' /FT. SLOPE TOWARDS STREIT Pl.ME Of WEAKNESS JOIP..'TS --=-..;sm~,=,.~,_,·,-=...~~--.~ -...,_.,r.-.,...,.,.,_,:fn-4" CONCRETE SIDEWALK ™ICl<NE:SS EQUAL TO CONC. DRIVEWAY APPROACH SUBBASE-IF CAU£D FOR ON Pl.ANS (4" I.IIN.) THICKENED CONCRETE SIDEWALK 50' MAX. D<P. JOINT SPACING! W-R-d I 1/-r' ™ICl<ENEO CONC. SIOEWALJ< EXP. JOINT 1/"r I < CONC. SlOEWALK EXP. JOINT 1/"r EXP. BACK OF CURS 0.6 R 0.4 R NOTE: W .. 1.CIN. W!D'TH Of ™ICKENED CONCRE:Tt: SlOEWAU<. R (R-d) SH.AJ..1. NOT BE LESS THAN JOINT TIWTIC DIRECTION DRIVEWAY WlCliH. K,;r . A V A V V STRVCT\JRE A • V I: 50' I.IAX. EXP. JOINT SP>.CING ""'·"''"'"""-a< PLACED BE'IWN. SIDEWALK & RJG1D S'TRVCT\JR£. E//"' PROPERTY UNE . WHEN OIRECIT.O BY ll-1£ ENC:Hfl'.R THE JOINT SH.A.1..1.. BE P ~ 1' FROI.I THE PROPERTY UN£ II CONC. SODEW'1J< 1/1/z' EXP. JOINT / r'-. .\ " ". EXP. JOINT 1 I " I ~, I "r EXP. JOI I I I ..... " - - SIDEWALK S1W.L BE DMDED INTO UNrT AREAS OF NOT I.IOR£ ll-\A.N 36 SO. FT. BY 1,1£N,1S OF CUT JOlr-tT'S. INSOFAR AS POSSIBl.£. UNrT AREAS SH.A.1..1.. BE SQUARE AND NOT lESS ll-\A.N 1 6 SQ. FT. LOCATION OF JOINTS IN CONCRETE SIDEWALK SID£WAU< INTERS(CTIONS SI-WJ. BE OST 1.40NOUTHICAU..Y WITH JOINT IJH£S PLACED NEAA TO PERPENDICULAR AS POSSIBLE wmt SIDEWAU< EDGE. TO AVOID NARROW OR POINTED PIECES OF CONCRETE. ~ NOTES: SIDEWALK lRANSVERSE SLOPE MAY VARY FROI.I ZERO TO 1/-r PER FT. TO UEIT SIDE CONDmows. WHO-I TAANSVERSE SLOPE IS LESS THAN 1/, PER FT. LONCffiJDIIW. DR>JN.A.GE UUST BE PROVIDED. IN SETTlNG GAAD£S FOR C:01.CI.CERCIAI. DRlYES THE TYPES OF THE USl~ VOilCLES SHOULD BE CONSIDERED WHERE f'ERI.W-IE),lf STRUCTURE IS LOCATED IN SIDEWALK. PtACE EXPANSION UATERIAI. AROUND STRUCT\JRE & ADJUST JOINT PATTERH TO IITTERSECT STRUC'TURE AS SHOWl'I. lYPICAL SIDEWALK JOINT 1.AYOUT GAYLORD MS-1 91527.12 SIDEWALK DETAILS SC-13 �I 66' I I ow I 31' -B z Cl!: w ~ < .en en .:E t- < c., I I V) 3: 8' 23' I I I I 1 23 N , ______ J , ----- _ _ _ _ W A T E R - - - -..........- - - ~ - . . . . - - - - - - , I C - - - W A T E R - - - - - - - - z < V) :::E (/) I- en < c., I I I SAN-------:---+--SAN--------~M--- --!----L--~M------------lI I I GAS---t-- -GAS------- 1 I I z < (/) ~ c., I I I I I I I STANDARD STREET & UTILllY LAYOUT SCALE: 1" = GAYLORD . __MS-1 91527.12 SC-14 20' �• 1111§ .111111 ~ ~ 111111 1111§ -~ ~~ C) V, Cl:) N' >- ~ :--i-r ..... N 0 ~ 66' R.O.W. 17.5' VJ ....0 VI 15.5' 17.5' 15.5' 3• MINIMUM BITUMINOUS SURFACE . . r iJ_ ...~ . , C - 0 ½ 1 / 4 0~ 0 W f f f i Z ¼ o / 4 . :..);. • . •. : . 4 • • J. •. : : ·•. ·.. L ROADWAY SUBGRADE COMPACTED TO 957. M.U.D. STANDARD CURB &: GUTTER NOTE: q_ ELEVATIONS EQUALS TOP OF CURB ELEVATIONS 8" -22A GRAVEL, COMPACTED IN PLACE TO 987. OF MAX. UNIT DENSllY ]YPICAL ROADWAY CROSS SECTION NO SCALE �r J f f J ,. , , 4• CONSTRUCTION LIMIT 1'+ S' TOPSOIL 0 1·-0 1'+/- CONCRETE CURB t .-- EXCAVATED MATERIAL FREE FROM DEBRIS #4 2RE-STEEL CONT. AT BOTTOM COMPACTED SANO BASE STANDARD CURB & GUTTER DETAIL SCALE: 1•= 1'-o" GAYLORD MS-1 91527.12 SC-16 �~,.. _,..~WI,~~-. ::s~o en ► v, t,J I -< :--i- ~ - 0 N ~ GROUND LINE ~-.,----c====-==-=-+==-=-=-==r-----CASING LENClTH PER PLANS TEMPORARY SHEETING IF REQUIRED CARRIER PIPE fj EMBECO OR OTHER APPROVED EXPANDING GROUT VOID SHALL BE FILLED WITH PEASTONE AGGREGATE (MIN.) OR AS REQUIRED BY CONTROLLING AUTHORllY Cl) STEEL CASING PIPE - ALL CASING PIPE JOINTS TO BE CONTINUOUS WELDED ]YPICAL JACKING SECTION 0 - NO SCALE --.l MINIMUM CASING SIZES CARRIER PIPE SIZE CASING SIZE SEWER CASING SIZE WATER 6" 8" 12" 16" 18" 10" 18" 12" 20" 15" 24" 18" JO" - CARRIER PIPE 14" 1" STEEL BANDS, 2 PER SKID- 5'-0" MAX. SPACING 20" 24" ~ 1. BELL ENDS OF CARRIER PIPE SHALL NOT BE IN CONTACT W/ CASING PIPE. 2. BULKHEAD ENDS W/ EMBECO OR OTHER APPROVED EXPANDING GROUT. J. THE VOID SHALL BE FILLED W/ PEASTONE AGGREGATE (MIN.) OR AS REQUIRED BY CONTROLLING AUTHORllY. STEEL CASING PIPE W/MIN . 0.250" THICK WALL STRUCTURAL GRADE REDWOOD OR TREATED WOOD SKIDS- MIN. (2) PER PIPE SKID DETAIL NO SCALE �PART 3 EXECUTION 3.01 PREP ARATipN BED A. GRADING: Grades on areas to be sodded shall be maintained in a true and even condition. Where the grades are not defined, they shall be established by the Contractor to blend with existing adjacent grades without irregularities and shall provide for proper drainage. B. PLACING TOPSOIL: The topsoil shall be ~venly spread over the areas by blade graders, or other approved methods, to a depth of at least 3 inches. Any irregularities in the surface resulting from topsoiling or other operations shall be corrected in order to prevent the formation of low places and pockets where water will stand. Topsoil shall not be placed when the subgrade is in a condition detrimental to sodding or proper grading. C. APPLICATION OF FERTILIZER: Fertilizer shall be distributed uniformly over the areas to be _sodded at a rate which will provide 240 pounds per acre of chemical fertilizer nutrients, in equal proportions of nitrogen, phosphoric acid and potash and shall be incorporated into the soil to a depth of at least 3 inches by discing, harrowing or other acceptable method. An additional 100 pounds per acre of chemical fertilizer nutrients shall be applied over the completed sod immediately prior to the first watering. D. CLEAN-UP: After completion of the above operations, the surface shall be cleared of stones, roots, brush, wire, grade stakes and other objects that might be a hindrance to maintenance operations. 3.02 002 OF SOD PLACEMENT OF SOD: The sod, within 24 hours of cutting, shall be laid smoothly, edge to edge, with staggered joints. The sod shall immediately be pressed firntly into contact with the sod bed by tamping or rolling with approved e.quipment to provide a true and even surface. Following compaction, screened loam or topsoil shall be used to fill any cracks between sod pieces in a manner which will prevent smothering of the grass. A. FINISHJNG: After sodding operations have been completed, the edges of the area shall be smooth. On slopes steeper than, or equal to, 3 and 1, the sod shall be · fastened in place with suitable wooden stakes places 2' on center or by other approved methods. B. WATERING: The sod shall be given one watering immediately after placement sufficient to wet the sod through completely and to wet at least two (2) inches of the sod bed. Additional watering at the same rate shall be accomplished at three (3) day intervals for a period of three (3) weeks, or a total of eight applications of water. In case of rain, the Contractor shall obtain approval of the Engineer to omit an application of water or re-schedule the watering interval. After the three week period, maintenance of the sod will be assumed by the Owner or respective 02938-2 �property owners. The Contractor will not be held responsible for any mowing of sodded areas. C. REP AIR: If at any time to the end of the three (3) week period during which the Contractor is responsible for watering of the sodded areas, the sod is displaced due to subsidence, or sliding or gullying on sloped areas, the Contractor shall repair and re-sod the damaged areas at his expense. E:t\TD OF SECTION 002 02938-3 �SECTION 03001 CONCRETE PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with furnishing CONCRETE. 1.02 RELATED "WORK: The Contractor shall notify the Engineer in writing of the name and address of the ready mix concrete supplier to be used one week prior to placement of any concrete. The Engineer will then determine the competency of the supplier and notify the Contractor if the concrete supplier is approved or rejected. Attention is directed to Section 01560, Special Controls. PART2 PRODUCTS 2.01 CE1\1ENT: Shall be ASTM C150, Type IA or I. Air content shall be 5.5 percent, with a tolerance of + 1.5, -0.5, when required. 2.02 AGGREGATE A. FINE AGGREGATE: Shall conform to MDOT Specification 2NS fine aggregate. B. COARSE AGGREGATE: Shall be gravel and stone confonning to MDOT Specification 6A coarse aggregate. 2.03 WATER: Shall be clean and free from injurious deleterious substances such as oil, alkali and organic matter. If drinking water quality is not used, the Engineer shall ap.prove the water source before use. 2.04 2.05 001 ADMIXTURES A. AIR-ENTRAINING AGENT: Shall conform to ASTM C260. B. ACCELERATING AD1vIDITURES: Shall conform to ASTM C494, Type C, nonchloride and non-corrosive type. C. GENERAL AD11IXTURES: Shall be used only as herein specified. \Vritten approval of the Engineer shall be required to use any other admixtures. REINFORCING STEEL BARS: Shall conform to ASTM A615, Grade 60, unless otherwise noted on the plans. 03001-1 �2.06 CURING COMPOUND: For exposed concrete swfaces shall be equal to MDOT Specification 8.24.06.a., "White Membrane Curing Compound". (ASTM C309, Type 2). 2.07 PROPORTIONS A. r MIXTURE DESIGN: Cement, fine and coarse aggregates shall be mixed in approximately 1:2:3 parts (dry and loose) by volume to achieve the following minimum strengths and cement content Cement Content Sacks oer CYD AA 6.5 A B 6.0 5.5 Minimum 28 Day Compressive Stren2:th (psi) 4,000 3,500 3,000 B. WATER CONTENT: Shall be the minimum amount necessary to provide workability. Slump as measured by ASTh1 C143 shall be from 2 to 4 inches. C. MIXING: Transit mixing concrete conforming to ASTM C94 shall be used unless otherwise approved by the Engineer. D. ADMIXTURES 1. Air-Entraining Cement or Admixtures: Shall be used for all exposed concrete, but shall not be required for buried concrete. 2. Accelerating Admixtures: Shall be used only for buried concrete to allow the Contractor to proceed sooner with the backfill operations. Use of calcium chloride will not be allowed. PART3 EXECUTION 3.01 CONCRETE PLACEMENT: Prior to placement of concrete, all forms and placement of reinforcing steel and embedded items shall be approved by the Engineer. Forms shall be cleaned of all debris and reinforcement secured in position. Concrete shall be placed as rapidly and continuously as possible without segregation. Concrete shall not be allowed to free fall more than six (6) feet A. 001 TEMPERATURE: No concrete shall be placed in temperature lower than 4()° F. unless special provisions are made and approved by the Engineer. Admixtures shall not be used to prevent freezing. 03001-2 �J J J J B. BASE: Concrete shall be placed on undisturbed soil, free from water, mud, frost, and ice. C. COMP ACTIO~: Each layer of concrete shall be compacted with a mechanical vibrator which shall be supplemented by handspading, rodding and tamping, as required to consolidate the fresh concrete. Vibrators shall be applied at uniformly spaced points no further apart than 18 inches or the visible effectiveness of the machine. Vibrators shall not be inserted into layers which have begun to set nor shall vibration be continued to a point where objectionable segregation occurs. Form vibrators \\rill not be pennitted. D. REINFORCING STEEL: Shall be accurately placed and firmly held in place as indicated on the plans. All splices shall have a minimum lap of 36 bar diameters. The minimum cover for concrete placed against earth shall be 3 inches and for surfaces exposed to the weather, shall be 2 inches. E. CURING OF CONCRETE: All concrete shall be maintained in a thoroughly wet condition for not less than seven (7) days after placement by adding moisture, or by preventing loss of original moisture, by one of the following methods: 3.02 1. Moist Curing: Unformed surfaces shall be covered with burlap, and shall be kept moist. Forms shall be kept wet at all times and when removed, curing shall be continued by wetting concrete with a fine spray from a hose until curing period is completed. Burlap shall not be used for curing of exposed surfaces in the finished work. Ponding on slabs on earth may be used. 2. Moisture Barrier Curing: Surfaces shall be covered with a moisture barrier lapped six (6) inches at the edges and ends. Moisture barrier covering shall be weighted to prevent displacement and all holes and tears shall be repaired and moisture added as required to maintain an adequate curing environment. 3. Membrane Curing: Shall be utilized on all exterior slabs, pavements, sidewalks, curb and gutters. FIELD AA1D LABORATORY CONTROL TESTS A. FIELD TESTING: The Engineer will perform slump tests (ASTM C143) for each truckload of concrete placed and air content tests (ASTM C138) when applicable and as required to maintain the air content within the tolerance specified. B. LABORATORY TESTING: Compressive strength tests shall be made for each 50 cubic yards of concrete placed. Three (3) molded concrete cylinders will be .. made (AS1M C31) and delivered to the designated testing laboratory. The testing laboratory shall perform the compressive strength tests in conformance with ASTM C39. The cost of the testing will be paid by the Owner. END OF SECTION 001 03001-3 �SECTION 03600 GROUT PART 1 GENERAL 1.01 WORK INCLUDED: The work covered by this section of the specifications consists of furnishing all plant, labor, equipment, and materials in connection with the use of GROUT. 1.02 RELATED WORK: Grout used in related work specified elsewhere shall conform with the requirements· of this specification. PART2 PRODUCTS 2.01 GROUT: A. PORTLAND CEMENT: Shall be ASThf C150, Type 1 or IA. B. NON-SHRINK GROUT: Shall conform to Corps of Engineers specification CRDC588. Material shall be as manufactured by \V. R. Meadows, Five Star, Embeco, or equal. Non-staining material shall be used for all exposed work. C. MORTAR: Shall be ASThf C270, Type M. 2.02 Fll\1E AGGREGATE: Shall conform to MDOT Specification 2MS for masoruy sand. 2.03 WATER: Shall be clean and free from injurious deleterious substances such as oil, alkali and organic matter. If drinking water quality is not used, the Engineer shall approve the water source before use. 2.04 ADMIXTURES: Shall not 2.05 PROPORTIONS: Grout shall be mixed in the following proportions: A. be used without written permission of the Engineer. GROUT: Shall consist of proportions of Portland Cement or mortar and sand with sufficient water. to form a workable mix in accordance with the following requirements: Parts Cement Use Utility Structures - Precast Section Joints Sewer Joints - when specified 001 03600-1 1 1 Parts Cement . 2 2 �B. . PART 3 NON-SHRJNK GROUT: Shall be mixed in accordance with the manufacturer's recommendations. EXECUTION 3.01 GROUT: Shall be placed within 1½ hours of the time the mix is completed. 3.02 NON-SHRINK GROUT FOR HYDRAULIC STRUCTURES: Used for caulking around pipes through concrete walls, repair of joints, in concrete pipe and other circumstances where the effectiveness and durability of the grout depends upon the reduction or elimination of drying shrinkage shall be placed in accordance with manufacturer's recommendations. 3.03 NON-SHRINK GROUT FOR EQUIPl\.fENT OR STRUCTURAL BASES: Shall be used to completely fill the voids between bearing plates and the structural foundations to provide full bearing for the base. All grout shall be placed in accordance with the manufacturer's recommendations. E1'.1D OF SECITON 001 03600-2 �I ~O Ul/S.Y. MINIIJ.Ul,l l.lDOT 1100U<T-20M OR MATCH EXISTING il-llCl<NESS. TRll.l EXISTING ASPKAI..T TO A NEAT EDGE. ------.---- -----4----''------.....,C..""" If' UDOT 2:2A GRA\/El. BASE COMPACTED TO , oo,; O£NSJ1Y. IUPORTED GRANULAR BACKF1Ll OR TR£NCH MATERW.. APPROVED BY ENGINEER. UNDISTURBED SOIL APPROVED BEDDING FOR STORM ANO SANITN« SEWERS ANO WATERMAlN 4' MIN. UNDERCUT FOR STORM >ND SANITARY SEWERS mo WATERMAJN NOTE: IN D:IS11NG STREETS, CONTR.ACTOR Sl-wJ. RESTOR£ SURF>.c:E TO ORIGINAL OR BETTER CONomoN. TRENCH BACKFJLL UNDER RON>WAY. NO SCA!.£ TOPSOIL-3" 1.411'1. FOR SEEDING f "r MIN. FOR SODDING / ' TRENCH l.(ATERw.. APPROVED BY ENGll'lEIR. APPROVED BEDDING FOR STORM ANO SANITARY S€WERS ANO WATERWJN ~ UIN. UNDERCUT FOR STORM SA.'lrTAR"Y SB'l'ERS mo NORMAL IBENCH BACKEJLL NO SCA!.£ GAYLORD MS-1 91527.12 SC-1 �PLASTER COATING ON EXTERIOR PRECAST ADJ. RINGS TOOL INTERIOR JOINTS PRECAST CONCRETE MH RISERS Ji MH STEPS 1 Ji fl Ji , 'f J J J J J PRECAST CONC. ECCENTRIC CONE VAF?:f HEIGHT AS REQ'D. REINFORCED Fl.AT SLAB IS ACCEPTABLE ALTERNATE s• 0- RING JOINT NOTE: 1. SANITAF?:f MANHOLES SHALL BE PRECAST CONCRETE FlllSTEEL TROWEL FlNISH SLOPE 2 ON 1 2 TYPICAL UNLESS NOTED 011-iERWISE FLEXIBLE CONNECTION, • KOR-N-SEAL; • A-LOCK; OR EQUAL z :i .3/4• -1 1/4• GAP AT PIPE ENDS PROVIDED TO MAINTAIN JOINT FL.EXIBILTY .J.,::...:-1~-:-- ~=-I-+--'-~~ INTEGRAL BASE -.... __ - - FlRM UNDISTURBED SOIL. COMPACTED SAND, OR CONCRETE STANDARD SANITARY MANHOLE NO SCALE GAYLORD MS-1 91527.12 SC-2 �NOTE: FOR e; DIA SEWERS WITH DROP CONNECTION, TI-iE DROP PIPE SHALL BE e;' DIA FOR SEWERS 1o• AND LARGER, THE DROP PIPE SHALL BE ONE SIZE ' SMALLER THAN TI-iE MAIN LINE. FLEXIBLE CONNECTION, "KOR-N-SEALN, "A-LOCK", OR EQUAL 2' LONG TEE FITTINGBRANCH DOWN ! I r INLET SEWER OR ,........__ _-t-=-~1 r - - -....... SAN. SERVICE LEAD <f. oa w w- -a. 0.. '= (..) w a. a. V> 0 0:: V> STD. LENGTH PIPE CUT, ONE LENGTH ONLY TO FlT Cl V) N w ....J z ,- :::> LONG RADIUS 90" ELBOW "A: ·.·.· -.~ NON-SHRINK GROUT ·. 4 .· :. CONCRETE ENCASEMENT o MIN. All AROUND :;.: ·.. : ...: STANDARD DROP PIPE DETAIL NO SCALE GAYLORD MS-1 91527.12 SC-3 �·• . ~ 2:: Vt (/) N I ;--1 .... N C) > -< ~ 0 ~ "'7?0,<¼¼¼¼(¼:'~-@'i 45· ELBOW //Jl I .·:.--..·,:. J 0.67. GRADE (MIN.) : , ... ·. (/) 45" ELBOW . <. COMPACTED GRANULAR BEDDING n .1,.. .-.,,,'l..?/ ' COMPACTED GRANULAR BEDDING OR 6A STONE . -·. MINIMUM LATERAL ,:LOO. . 67. (MIN.(&_ : FIRM UNDISTURBED SOIL OR TAMPED SAND COMPACTED GRANULAR BEDDING OR 6A STONE- HORIZONTAL CONNECTION VERTICAL RISER SANIIARY ~l~.4: ~ «t~·~A '., :..' //-.' SERVICE CONNECTIONS (PVC PIPE ONLY) NO SCALE �\0 7' C) t;; v.i > 1-J I -< :--i - r ..... 0 N fj 66' R.O.W. w z :J 3:: 0 0::: CLEANOUT WITH THREADED PLUG FLUSH WITH GRADE ~I 0 ~_ I 6" ~ 4"r;, MIN. CLEANOUT u (/) Q ~I VI io 0 u 21 PROP. SAN. SEWER 6"r/J MIN. SERVICE LEAD // ~1 1 SANITARY SERVICE LEAD DETAIL NO SCALE L. FITTING �TOOL INTERIOR JOINTS PRECAST CONCRETE MH RISERS MH STEPS 1 o __.-- PRECAST CONC. ECCENTRIC _-CONE VARY HEIGHT AS REQ'D. REINFORCED FLAT SLAB IS ACCEPTABLE ALTERNATE O.C. 4•-0· i------------;• •: UNLESS NOTED O11-iERWISE NON-SHRINK GROUT AROUND PIPE CONCRETE FlLLSTEEL TROWEL FINISH SLOPE 2 ON 12 TYPICAL INTEGRAL BASE FIRM UNDISTURBED SOIL. COMPACTED SAND, OR CONCRITE STANDARD STORM- MANHOLE NO SCALE GAYLORD MS-1 91527.12 SC-6 �1 - - - - - - STANDARD MUNICIPAL r.=:=~s::::ll I CATCH BASIN CASTING. (SEE NOTE NO. 1) MINIMUM 1/2• CEMENT PLASTER OUTSIDE PRECAST CONC. MANHOLE SECTIONS TOOL INTERIOR JOINTS NON-SHRINK GROUT .: .. ~___._-·_;·•~ · a. t 0 0 NOTE: 1. CASTING TO BE SET ~RGg~i~RB OR I 4' 0 7I ... ~ :::> Vl N . z ~ ;.,._....1,•~ ·· r-··J.......,..-----P---.J._--'7':--'+:-:-i...._ :~//// ~ =,:.:..•.. //: 2. INTEGRAL BASE IS 6'-r:J' \ AN A C C E P T A B L E C ALTERNATE. I 1/ SECTION STANDARD CATCH BASIN NO SCALE GAYLORD MS-1 91527.12 :::E SC-7 FIRM UNDISTURBED SOIL. COMPACTED SAND OR CONCRETE �PRECAST CONCRETE MH RISERS MH STEPS 1 o - - - - - PRECAST CONC. ECCENTRIC CONE VARY HEIGHT AS REQ'D. REINFORCED FLAT SLAB IS ACCEPTABLE ALTERNATE 0 .C. 0-RING JOINT JOTE: 4'-(j DlA. i . SANITARY MANHOLES SHALL BE PRECAST UNLESS NOTED b I ii, •PIPE SIZES GREATER 0 CONCRETE FlLL- THAN Jo• DIA. AT 90 • BENDS REQUIRE A 0 - S'TEQ TROWEL FlNISH • 6' DIA. MANHOLE .. 0 1 NTEGRAL BASE ·O .: ·w.'· ----------1:_:__:--=--.c....,,.,,,r:---------•· -·· . • · .0 · z ~ STANDARD MANHOLE 24" TO 48" PIPE; NO SCALE GAYLORD MS-I 91527.12 SC-8 FlRMCONCRETE UNDISTuRSED SOIL. OR COMPACTED SAND, �PUMPER CONNECTION SHALL FACE· STREET GRADE UNE ON HYDRANT SHALL BE · SET AT FlNISH GROUND SURFACE OR AS DIRECTED BY THE ENGINEER. 1• GRAVEL OR· CRUSHED STONE a:: w > 0 (.) HYDRANT DRAIN SHALL BE PLUGGED UNLESS DIRECTED OTHERWISE. UNDISTURBED :i ~ DISTANCE DETERMINED BY RESIDENT ENGINEER 4• THICK X 2 SQ. FT. BEARING AREA SLAB OF PRECAST OR POURED CONC. OR OlliER SLAB MATERIAL APPROVED BY RESIDEt--.'T ENGINEER. KEEP CONC. THRUST BLOCK BELOW HYDRANT DRNN. SEE THRUST BLOCK SCHEDULE & DETAIL IN SPECS. FOR SIZE. HYDRANT DETAIL NO SCALE GAYLORD MS-1 91527.12 THRUST BLOCK SC-9 �STREET R.0.W. PROPERlY LINE OR AS DIRECTED BY ENGINEER 0:: w ~ CONSTRUCT GOOSE NECK GoRP. STOP (.) z SE 1"~ MIN. SERVICE PIPE MUNICIPAL sm. SERVICE STOP (CURB VALVE) REMOVABLE PLUG WATER SERVICE CONNECTION DETAIL NO SCALE GAYLORD MS-1 91527.12 �SIDEWALK RAMP lYPE SIDEWALK RAMP lYPE 3 MODIFIED PAVEMENT CURS k GUTTER RAMP IMXIMUI.I SLOPE 1• PER f'OOT SIDEWALK .. .. . .. . . . JOIITT 4• I.CINIMUI.I THICKNESS rt' f'OR DRIVE APPROACHES 1• EXPANSION JOIITT lYPICAL SIDEWALK RAMP/DRIVE APPROACH SECTION j_ • 4. .....·.. : -~ . SECTION THRU CURB CUT GAYLORD MS-I 91527.12 PEDESTRIAN RAMP DETAIL SC-11 � 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 Gaylord_Municipal-Standards_1992 Creator An entity primarily responsible for making the resource Capital Consultants, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1992 Title A name given to the resource Municipal Standards for the City of Gaylord Description An account of the resource The Municipal Standards for the City of Gaylord were prepared by Capital Consultants, Inc. in 1992. Subject The topic of the resource Ordinances, municipal Gaylord (Mich.) Otsego 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/447f3ea5f481d8360089632001bd17fd.pdf d4ea91742c5dd56b530a2f765001ce93 PDF Text Text December 1, 1993 The Special Meeting of the City of Gaylord Zoning Board of Appeals was opened by Chairman Brecheiseq at 7:00 p.m. on Wednesday, December 1, 1993, in the City Council Chambers, located in the City County Building, 225 West Main Street, Gaylord, Michigan. Members Present: Brecheisen, Copenhaver (Alternate), Dickerson, Sharrard (Alternate), Thomas and Turczynski. Members Absent: Becker, Haber and Yarsevich. The minutes of the previous meeting will be considered at the next Special Meeting of the Zoning Board of Appeals. Request for a Sign Variance by Chris Monte at Monte's Soft Cloth Auto Wash located at 1375 West Main Street Chairman Brecheisen reviewed the request. Mr. Chris Monte and Mr. Tom Wishman (representing Amor Sign Studio) were present to answer any questions the Board had regarding the request. Mr. Wishman reviewed the proposal. Mr. Wishman stated the proposed sign would be obstructed if placed in conformance with the City Sign Ordinance, but if placed at the front property line it would be visible by traffic going either east or west on M-32. The proposed sign if placed at the property line would conform with old requirements and would be in excess of fifty (50) feet from the center of the roadway. Motion by Copenhaver, supported by Turczynski to grant a Sign Variance to Chris Monte for the erection of a fifty-six (56) square foot free standing sign at 1375 West Main Street. Mr. Monte is permitted to place the sign on the front property line and the variance is granted based upon the following "finding of fact": a. b. c. d. e. f. g. Parcel is unique because of the location of adjacent property signage. The sign cannot be reasonably used in accordance with Sign Ordinance because of the building location and obstructed view from the west. The variance would not grant the applicant a right or privilege not enjoyed by neighboring property owners. The variance request is not the result of self-created actions on the part of the applicant. The variance will not injure or damage neighboring properties and in fact will preserve the character of the area. The variance is being requested because of the unique characteristics of the property and not because of economic or personal reasons. The variance constitutes the minimum action necessary to permit reasonable use of the property and insure public safety. The variance is granted to Mr. Monte for Monte's Soft Cloth Auto Wash and becomes invalid if the business is discontinued, relocated or the sign is altered. �Ayes: Brecheisen, Copenhaver, Dickerson, Sharrard, Thomas and Turczynski. Nays: None. Motion carried. I Motion by Turczynski to adjourn. Meeting adjourned at 7:24 p.m. Norm Brecheisen, Chairman �January 26, 1994 The Special Meeting of the City of Gaylord Zoning Board of Appeals was opened by Chairman Brecheisen at 7:00 p.m. on Wednesday, January 26, 1994, in the City Council Chambers, located in the City County Building, 225 West Main Street, Gaylord, Michigan. Members Present: Becker, Brecheisen, Copenhaver (Alternate), Dickerson, Haber and Sharrard (Alternate). Members Absent: Thomas, Turczynski and Yarsevich. Motion by Haber, supported by Becker to dispense with the reading of the minutes of the previous two (2) meetings and to accept them as presented. Ayes: Unanimous. Motion carried. Request for an Outer Wall Covering Variance by Gary Merritt for an addition to be constructed at Nu Way Supply, 403 West Sheldon Street, C-2, Central Commercial District Chairman Brecheisen reviewed the request. Mr. Gary Merritt (property owner) and Mr. Bill Ford (builder) were present to answer any questions the Board had regarding the request. Mr. Ford stated it was the intention of the property owner to make the proposed addition's outer wall materials and setbacks the same as the existing building. Mr. Ford also stated the purpose of the proposed addition was to allow inside storage of inventory currently stored outside. It was also discussed that although the current and proposed addition will be located three (3) feet from the north property line, the adjacent neighbor to the north has a fence which is attached to the north side of the building and is therefore utilizing three (3) feet of the property owned by Nu Way Supply. The Board discussed the fact that Zoning Ordinance regulations regarding outer wall materials and setbacks have changed since a previous addition to the building within the last four (4) years. The Board also discussed prior action by Council in which they had considered abandoning the portion of the street in front of the proposed addition, but for legal reasons could not. Motion by Copenhaver, supported by Dickerson to grant a request by Gary Merritt of Nu Way Supply for an Outer Wall Covering Variance for the construction of a new addition at 403 West Sheldon Street. The Board also allows the building to be constructed three (3) feet from the north property line. The variance is granted based on the following "findings of fact": �1. 2. 3. 4. 5. 6. 7. The addition would be no less nonconforming than the current structure; Unique circumstances regarding setback and outer wall materials already exist and the addition would be consistent with the existing structure; Nu Way Supply owns the adjacent properties to the west of the proposed location; Nu Way Supply is already extending a "friendly neighbor" privilege to the property owners to the north; The addition would aid in the storage of inventory currently stored outside; The Ordinance regulating these issues have changed since the previous addition; and The variance conforms to the spirit of the Ordinance Ayes: Brecheisen, Copenhaver, Dickerson, Haber and Sharrard. Nays: None. Abstained: Becker. Motion carried. Becker abstained due to conflict of interest. Motion by Haber, supported by Becker to adjourn. Meeting adjourned at 7:15 p.m. Norm Brecheisen, Chairman �March 23, 1994 The Special Meeting of the City of Gaylord Zoning Board of Appeals was opened by Chairman Brecheisen at 7:00 p.m. on Wednesday, March 23, 1994, in the Circuit Court Jury Room, located in the City-County Building, 225 West Main Street, Gaylord, Michigan. Members Present: Becker, Brecheisen, Dickerson, Sharrard (Alternate), Thomas and Turczynski. Members Absent: Copenhaver (Alternate), Haber and Yarsevich. Motion by Becker, supported by Sharrard to dispense with the reading of the minutes of the previous meeting and to accept them as presented. Ayes: Unanimous. Motion carried. No report from Planning Commission Liaison, as Brecheisen was out of town. A. Request for a Front Yard Setback Variance by Carl Jansen for an addition to be constructed at Mayfair Plastics, Inc., 845 Dickerson Road, M-1 Manufacturing District. Chairman Brecheisen reviewed the request. Mr. Carl Jansen, President of Mayfair Plastics, and the contractor for Up-North Builders were present to answer any questions the Board had regarding the request. Mr. Jansen stated the purpose of the proposed addition was to allow for additional warehouse space for shipping and is necessary for the growth of the business. Mr. Jansen also stated the need for 2 truck wells. If the proposed addition was no wider than 40', it could not be used, as storage space is needed on both sides and still have room for trucks to run through the center. The truck trailers will be at ground level and no excavating is needed. The Board discussed the fact that the building is currently a non-conforming building and that the Ordinance changed after the building was built. The new addition would not make the building any less conforming than the current structure. The practical difficulty was created by government action, as the Ordinance was changed after the building was created. Therefore, the request for the proposed addition is a reasonable request. Chairman Brecheisen read correspondence from Dave Siegel indicating he reviewed the plans and supports the request be granted for construction. Motion by Dickerson, supported by Turczynski to grant a request by Carl Jansen of Mayfair Plastics, Inc. for the construction of a new addition at 845 Dickerson Road. The variance is granted based on the following "findings of fact": �1. The parcel is unique (in terms of size, shape, topography, location, or natural features) when compared to other parcels in the same zoning classification. 2. The parcel cannot be reasonably used in a manner consistent with the requirements of the Zoning Ordinance. 3. The applicant would not be given a right or privilege not enjoyed by neighboring properties if the variance is granted. 4. The variance request is not the result of self-created actions on the part of the applicant. 5. The variance will not injure or damage neighboring properties. 6. The variance is not being requested because of personal or economic hardship rather than the unique physical situation of this particular property. 7. The variance does constitute the minimum action necessary to permit reasonable use of the land and building. Ayes: Brecheisen, Dickerson, Sharrard, Thomas and Turczynski. Abstained: Becker, due to conflict of interest. B. Request for a Front Yard Setback Variance by Mr. John MacLeod for an addition to be constructed at the Otsego Memorial Hospital, 825 North Center Avenue, C-1, Central Commercial District. Chairman Brecheisen reviewed the request. Mr. John MacLeod and Mr. Terry Morgridge (architect) were present to answer any questions the Board had regarding the request. Mr. MacLeod stated the purpose of the proposed addition was to allow for more room on the east side. With the growth of the county, there is a need for a new emergency department, radiology, lab, physical therapy and raspatory therapy. The canopy area would not obstruct the view of traffic. The intent of the 32' width would allow 2 vehicles under the canopy. The entrance is designed for one-way traffic with traffic exiting north. The emergency room will be in line with North Center Avenue for visibility purposes to make it easier for citizens to locate the emergency room entrance. The Board discussed the fact that public safety was secured, there would be not obstruction problem for traffic. The request for the proposed addition fits with the intent of the Ordinance. The nearest intersection is Shipp Street, which is at a distance of approximately 150'. The Ordinance does provide for a canopy up to 12' from the property line. �Motion by Thomas, supported by Becker to grant a request by John MacLeod of the Otsego Memorial Hospital, for the construction of a new addition at 825 North Center Avenue. The variance is granted based on the following "findings of fact": • 1. The parcel is unique (in terms of size, shape, topography, location, or natural features) when compared to other parcels in the same zoning classification. 2. The parcel cannot be reasonably used in a manner consistent with the requirements of the Zoning Ordinance. 3. The applicant would not be given a right or privilege not enjoyed by neighboring properties if the variance is granted. 4. The variance request is not the result of self-created actions on the part of the applicant. 5. The variance will not injure or damage neighboring properties. 6. The variance is not being requested because of personal or economic hardship rather than the unique physical situation of this particular property. 7. The variance does constitute the minimum action necessary to permit reasonable use of the land and building. Ayes: Becker, Brecheisen, Dickerson, Thomas and Turczynski. Abstained: Sharrard, due to conflict of interest. C. Request for a Side Yard Setback Variance by Mr. Fred and Theresa Charboneau for an addition to be constructed at Fred's Garage, 1035 1/2 West Main Street, C-2, General Commercial District. Chairman Brecheisen reviewed the request. Mr. Fred Charboneau was present to answer any questions the Board had regarding the request. Mr. Charboneau stated the purpose of the proposed addition is to expand on the west side of the existing building, as more room is needed. The west side will be used as the service area for cars, which will approach from the south, and the east side of the building will be used for a showroom. Mr. Charboneau also stated there would be no maintenance necessary on the west side of the building and snow removal will not be a problem, it will be hauled away. The Board discussed the fact that there is practical difficulty. The proposed addition will not be any less conforming than the existing building. The area is not a high traffic area and is on a side street (Milbocker Road). Therefore, the request for the proposed addition is a reasonable request. �Motion by Becker, supported by Turczynski to grant a request by Fred Charboneau of Fred's Garage for the construction of a new addition at 1035 1/2 West Main Street. The variance is granted based on the following "findings of fact": Ayes: 1. The parcel is unique (in terms of size, shape, topography, location, or natural features) when compared to other parcels in the same zoning classification. 2. The parcel cannot be reasonably used in a manner consistent with the requirements of the Zoning Ordinance. 3. The applicant would not be given a right or privilege not enjoyed by neighboring properties if the variance is granted. 4. The variance request is not the result of self-created actions on the part of the applicant. 5. The variance will not injure or damage neighboring properties. 6. The variance is not being requested because of personal or economic hardship rather than the unique physical situation of this particular property. 7. The variance does constitute the minimum action necessary to permit reasonable use of the land and building. Unanimous. Motion carried. Motion by Sharrard, supported by Becker to adjourn. Meeting adjourned at 7:50 p.m. Norm Brecheisen, Chairman Zoning Board of Appeals �March 2, 1994 The regular meeting of the Gaylord City Planning Commission was opened at 7:00 p.m. by Chairperson Brown. Members Present: Brown, Campbell, Merry, Murphy, Payton, Squires, Galer and Deming. Members Absent: Brecheisen (excused). Also Present: Kathy Franckowiak, Secretary Dave Siegel and Councilmember Nelson. Motion by Campbell, supported by Deming to accept the minutes of February 1, 1994 as presented. Ayes: Unanimous. Motion carried. No report from ZBA Liaison, as Brecheisen was absent. Councilmember Nelson did indicate Mayfair Plastics is proposing a wall extension on Dickerson Road. No report from Council Liaison. Dave Siegel updated the Planning Commission on the April 5, 1994 election and handed out "Fact Sheets" on street millage. 7:05 p.m. Councilmember Wambold entered the room at this time. Master Plan Committee Report was given by Squires. The meeting scheduled for Tuesday, February 15, 1994 was canceled. Squires will schedule another meeting, which will also include Dave Siegel and Councilmember Nelson. Farmer's Market Committee and Flea Market Committee was given by Brown. The City Attorney prepared a draft copy of the "Rules and Regulations for Farm Markets, Flea Markets, Transient Traders, Peddlers And Solicitors", along with an "Amendment To The Gaylord Ordinance Code 21.00 Through 21.017". Motion by Squires, supported by Campbell to hold a Public Hearing on Wednesday, April 6, 1994 at 7:00 p.m. for consideration of the proposed Rules and Regulations for Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors and for the consideration of Amendment to the Gaylord Ordinance Code 21.00 through 21.017. Ayes: Unanimous. Motion carried. The Planning Commission is invited to attend the meeting on Friday, March 4, 1994 at 10:00 a.m. in the City Council Chambers. Representative Lowe will be present to discuss the road closure for Alpenfest 1994. Meeting adjourned at 7:53 p.m. Kathy Franckowiak, Secretary City Planning Commission �April 6, 1994 The regular meeting of the Gaylord City Planning Commission was opened at 7:00 p.m. by Chairperson Brown. Members Present: Brown, Brecheisen, Merry Murphy, Payton, Squires, Galer and Deming. Members Absent: Campbell (excused). Also Present: Kathy Franckowiak, Secretary Dave Siegel, Councilmember Nelson and Lori Robinson Motion by Brecheisen, supported by Merry to accept the minutes of March 2, 1994 as presented. Ayes: Unanimous. Motion carried. Public Hearing opened at 7:03 p.m. by Chairperson Brown for consideration of the following: Consideration of Rules and Regulations for Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors. Amendment to the City of Gaylord Ordinance Code, Section 21.00021.017, PEDDLERS, SOLICITORS, TRANSIENT TRADERS, CHARITABLE SOLICITATIONS, FARM VENDORS, FARM MARKETS AND FLEA MARKETS. Amendment to the City of Gaylord Zoning Ordinance, Section lO(b ), C-2, Central Commercial District, USE REGULATIONS. Discussion by the Board took place at this time. Public Hearing remained open and Chairperson Brown continued with regular business. Report from ZBA Liaison, Brecheisen reported there were two variances for additions and one variance for the hospital addition. Report from Council Liaison, Councilmember Nelson reported the voters approved the street election. Master Plan Committee Report was given by Squires. The committee will meet to discuss what the committee can do with the Master Plan and what parts of the Master Plan will need outside help. Squires indicated he would prepare a draft for the Council indicating such. Public Hearing closed at 7:30 p.m. by Chairperson Brown. Motion by Squires, supported by Brecheisen that the City Planning Commission recommend to the City Council for adoption the following: Consideration of Rules and Regulations for Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors. Amendment to the City of Gaylord Ordinance Code, Section 21.00021.017, PEDDLERS, SOLICITORS, TRANSIENT TRADERS, CHARITABLE SOLICITATIONS, FARM VENDORS, FARM MARKETS AND FLEA MARKETS. Amendment to the City of Gaylord Zoning Ordinance, Section lO(b ), C-2, Central Commercial District, USE REGULATIONS. �Ayes: Unanimous. Motion carried. Dave Siegel updated the Board on the North Center Avenue project. Meeting adjourned at 7:35 p.m. Kathy Franckowiak, Secretary City Planning Commission �May 4, 1994 The regular meeting of the Gaylord City Planning Commission was opened at 7:00 p.m. by Chairperson Brown. Members Present: Brown, Brecheisen, Campbell, Murphy, Payton, Squires, Galer and Deming. Members Absent: Merry. Also Present: Kathy Franckowiak, Secretary Dave Siegel and Councilmember Nelson Motion by Campbell, supported by Murphy to accept the minutes of April 6, 1994 as presented. Ayes: Unanimous. Motion carried. 7:05 p.m. Merry entered the room. Report from ZBA Liaison, Brecheisen asked the Planning Commission for recommendations from a handout regarding Zoning Ordinance changes as follows: Section 15, C(2b ), Page 32, Section 9, B(l), Page 17, Section 9, D(l-6), Page 19, Section 10, B(la), Page 22 and Section 10, B(3a-d), Page 23. Report from Council Liaison, Councilmember Nelson reported the Council passed the recommendations made by the Planning Commission in regards to Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors. The Council did add the word "approved" in regards to City sponsored events. Master Plan Committee Report was given by Squires. The committee is still working on the Master Plan. Dave Siegel informed the Planning Commission that Mark Wycoff of Planning and Zoning News will be sending a Comprehensive Plan. Dave recommended to the Planning Commission to utilize Mark Wycoff for the Master Plan. It will take approximately one year to complete with meetings twice a month. Meeting adjourned at 7:40 p.m. Kathy Franckowiak, Secretary City Planning Commission �April 11, 1994 The Regular Meeting of the Gaylord City Council was opened with prayer by Councilman Wambold at 7:00 p.m. on Monday, April 11, 1994, in the City Council Chambers, located in the City-County Building, 225 West Main Street, Gaylord, Michigan. The Pledge of Allegiance followed the invocation. Members Present: Bates, Dunn, Grocock, Mankowski, Nelson and Wambold. Members Absent: Tholl. Motion by Nelson, supported by Wambold to dispense with the reading of the minutes of the previous meeting and to accept them as presented. Ayes: Unanimous. Motion carried. Councilman Nelson publicly thanked City voters for their support of the City's recent passage of a 4.4 millage levy for infrastructure and roadway improvements. Motion by Dunn, supported by Bates to authorize City Manager Dave Siegel to apply for the 1995 Transportation Enhancement Grant for non-motorized vehicles for the construction of a sidewalk/bike path on North Ohio Avenue from M-32 north to Fairview Road and on North Street east to North Center Avenue. The City will appropriate the $13,000 required local match and the project will be undertaken upon the grant being awarded. Ayes: Unanimous. Motion carried. Motion by Dunn, supported by Wambold to accept an engineering proposal from Capital Consultants, Inc. for inspection services during the reconstruction of North Center Avenue at an estimated cost of $84,980.00. Ayes: Unanimous. Motion carried. Motion by Mankowski, supported by Bates to award the bid for the City's annual spring clean-up to Waste Management of Northern Michigan at a cost of $19.00 per compacted yard. The proposal from Waste Management was the only one received. Ayes: Unanimous. Motion carried. Motion by Mankowski, supported by Nelson to accept the first reading of an amendment to the City of Gaylord Ordinance Code and Zoning Ordinance, FARM MARKETS, FLEA MARKETS, TRANSIENT TRADERS, PEDDLERS AND SOLICITORS. Ayes: Unanimous. Motion carried. Motion by Nelson, supported by Wambold to accept the City Manager's recommendation �and appoint the auditing firm of Distel, Okrei and Keskine to conduct the City's annual 1993 /94 annual audit. Ayes: Unanimous. Motion carried. Motion by Mankowski, supported by Bates to authorize the City Manager to approve change orders in an amount up to $25,000 during the North Center Avenue reconstruction project. Ayes: Unanimous. Motion carried. Motion by Nelson, supported by Dunn to approve an amendment to the DDA 1993/94 Budget increasing budgeted expenditures for administration to $25,430.00 and decrease total operation expenditures to $10,003.00. Total amended budgeted expenses for both operations and administration are $35,733.00. Ayes: Unanimous. Motion carried. Ms. Sherrie Schuster, Executive Director of the Downtown Development Authority, appeared before City Council with an update on the Streetscape project. Motion by Mankowski, supported by Dunn to approve a request by Diana's Delights for an Outdoor Cafe Permit from May 31 through September 5, 1994. Ms. Roney is granted approval contingent upon the cafe being operated as it bas in previous years. Ayes: Unanimous. Motion carried. Motion by Nelson, supported by Mankowski to approve a request by Mr. Richard Yaple for a Taxi Cab Permit for a period to expire December 31, 1994. Mr. Yaple must conform with all City inspection and insurance requirements. Ayes: Unanimous. Motion carried. Motion by Bates, supported by Wambold to approve for payment the following expenditures: A&L Steel Allie Brothers Alpine Car Wash Alpine Oil Company Alpine Pro Hardware Baxter - Scientific Products Division B.C. Pizza Bell Atlantic Business System Services Brecheisen Diesel Service B S & A Software Camera World of Oregon Cap-Com Paging 74.00 77.75 55.00 183.60 151.84 26.38 17.68 217.60 3,520.26 2,995.00 199.85 59.90 �RFB Cellular, Inc. City Environmental Services of Northern Michigan City of Gaylord CMS Utility Services, Inc. Consumers Power Company Deming Hardware Distel, Okrei & Keskine Doubleday Bros. & Company Dubois, Westerman & Cooper Dunn's Office Supply Joe FitzGerald Carquest Auto Parts Fred Pryor Seminars Gall's, Inc. Gaylord Communication & Electronics Gaylord Flower Shop Gaylord Opportunity Center, Inc. Gaylord Steel GTE North Inc. Glen's Market Graham Motor & Generator H & D, Inc. Habitec Security Harrison Piping Supply Company Herald Times Holton's LP Gas Company Huron Valley Laboratories Hyde Equipment Company Image Factory Jack's Well Drilling Jim's Alpine Auto Inc. Johnson Oil Company Joint Building Authority Matthew E. Kinsinger KMart Doug Kussrow La.Rosa & Company, Inc. Lawson Products, Inc. Lurnidor Safety Products State of Michigan - Corrections Camp Program Michigan Department of Transportation MFPA Michigan Airgas Michigan Association of Municipal Cemeteries Michigan Consolidated Gas Company Michiana Auto Radiator ----- 5.61 40.00 140.43 81.48 8,945.70 31.00 500.00 846.41 3,980.62 432.65 38.40 335.60 198.00 425.11 105.00 30.00 335.12 66.66 983.71 269.48 123.20 40.00 106.00 62.00 282.26 27.81 424.00 25.48 27.50 1,080.00 189.84 1,022.83 4,070.00 18.10 358.00 9.70 97.86 77.17 125.92 480.00 36.56 45.00 138.73 20.00 1,314.82 85.00 �Michigan Officeways, Inc. Mid-North Printing, Inc. Mid-States Bolt & Screw Minolta LeasiJ}g Service Mr. Coots MSU Extension Office Municipal Benefit Service Northeast Radio Engineers NuWay Computer Nye Uniform Company Old Kent Bank of Gaylord Otsego County Data Processing Photo Express Planning & Zoning Center PPCT Management Systems, Inc. Prein & Newhof, P.C. Premarc Corporation Principal Mutual Life Insurance RAS Telecom Rental Uniform Inc. Rieth-Riley Construction Company Royal Linen Service Scientific Brake & Equipment Statewide Uniforms Inc. Sure Stop Brake Center Technichem, Inc. Thrifty Print of Gaylord Top O'Michigan Electric Company Tristar Industries Varnum, Riddering, Schmidt and Howlett W &S Distributing, Inc. Walmart Stores, Inc. Washtenaw Community College Wickes Lumber Company Wilber's Auto Supply Wolohan Lumber Company 6.23 139.70 71.48 339.83 10.50 25.00 10,848.60 207.50 434.75 151.00 561.38 466.23 145.18 305.00 17.90 664.00 829.51 237.01 165.00 264.88 3,469.20 29.87 229.30 590.00 233.13 51.70 292.50 183.66 86.77 143.40 52.05 13.94 450.00 367.95 188.03 68.59 57,998.39 Ayes: Unanimous. Motion carried. Motion by Nelson to adjourn. Meeting adjourned at 8:10 p.m. Rebecca Curtis, City Clerk Ernest Grocock, Mayor �April 25, 1994 The Regular Meeting of the Gaylord City Council was opened with prayer by Councilman Warn.bold at 7:00 p,m. on Monday, April 25, 1994, in the City Council Chambers, located in the City County Building, 225 West Main Street, Gaylord, Michigan. The Pledge of Allegiance followed the invocation. Members Present: Bates, Dunn, Grocock, Mankowski, Nelson, Tholl and Warn.bold. Members Absent: None. Motion by Nelson, supported by Bates to dispense with the reading of the minutes of the previous meeting and to accept them as presented. Ayes: Unanimous. Motion carried. Mr. Jeff Kleinschmidt, Vice President of Grayling State Bank, appeared before City Council to introduce Grayling State Bank's new C.E.O., Mr. Jim Canary. City Council publicly congratulated Mr. Dale LaBelle, Wastewater Treatment Plant Superintendent, for being selected "Michigan Wastewater Treatment Worker of the Year". City Council is extremely proud of Mr. LaBelle and his accomplishment and appreciate his outstanding work and dedication to the City of Gaylord. Motion by Dunn, supported by Wambold to accept the second reading of an amendment to the City of Gaylord Ordinance Code, Section 21.000 and City of Gaylord Zoning Ordinance, FARM MARKETS, FLEA MARKETS, TRANSIENT TRADERS, PEDDLERS AND SOLICITORS. This amendment defines and regulates activities of Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors and provides for an approval and permitting process. A copy of the amendments may be obtained at the Gaylord City Office. Ordinance becomes effective May 15, 1994. Ayes: Unanimous. Motion carried. Motion by Nelson, supported by Mankowski to adopt the "Rules and Regulations for Farm Markets, Flea Markets, Transient Traders, Peddlers and Solicitors". Ayes: Unanimous. Motion carried. Motion by Mankowski, supported by Bates to schedule a public hearing to be held at the Regular Meeting of May 23, 1994, for the consideration of the 1994/95 Annual Budget and millage levy. Ayes: Unanimous. Motion carried. �Motion by Bates, supported by Dunn to approve a request by the Times Coffee Haus for an Outdoor Cafe Permit at 125 East Main Street from May 1 through September 1, 1994. The Times Coffee Haus is granted approval contingent upon the Cafe being operated as presented on its application. Ayes: Unanimous. Motion carried. Motion by Mankowski, supported by Tholl to approve a request for a Charitable Solicitation Permit by Clyde Wilks Post #1518 VFW for their annual "Buddy Poppy Flower" sale to be held May 5 through May 7, 1994. Ayes: Unanimous. Motion carried. Motion by Nelson to adjourn. Meeting adjourned at 7:19 p.m. Rebecca Curtis, City Clerk Ernest Grocock, Mayor �May 9, 1994 The Regular Meeting of the Gaylord City Council was opened with prayer by Councilman Wambold at 7:04 p.m. on Monday, May 9, 1994, in the City Council Chambers, located in • the City-County Building, 225 West Main Street, Gaylord, Michigan. The Pledge of Allegiance followed the invocation. Members Present: Bates, Dunn, Grocock, Nelson, Tholl and Wambold. Members Absent: Mankowski. Motion by Nelson, supported by Bates to dispense with the reading of the minutes of the previous meeting and to accept them as presented. Ayes: Unanimous. Motion carried. Motion by Bates, supported by Nelson to direct the Planning Commission to review and make recommendations regarding the regulation of oil and gas exploration in the City, including proposed amendments to the City of Gaylord Zoning Ordinance. Ayes: Unanimous. Motion carried. Motion by Dunn, supported by Tholl to proclaim the week of May 15, 1994, "National Police Week" and May 15, 1994 "Police Memorial Day". Ayes: Unanimous. Motion carried. Mr. Barry Cole, candidate for 87th District Judge, appeared before City Council to introduce himself. Mayor Grocock solicited names to be considered for appointment to the Downtown Development Authority. The name of Mr. Doug Madden was submitted. Motion by Dunn, supported by Tholl to adopt the Notice of Intent Resolution - 1994 Downtown Development Bonds. Ayes: Unanimous. Motion carried. Please see separate publication in this paper for "Notice of Intent Resolution" in its entirety. Motion by Tholl, supported by Wambold to adopt the Resolution Authorizing Certain Filings With the Michigan Department of Treasury and Authorizing Reimbursement from Bond Proceeds - 1994 Downtown Development Bonds. Ayes: Unanimous. Motion carried. �Please see separate publication in this paper for "Resolution Authorizing Certain Filings With the Michigan Department of Treasury and Authorizing Reimbursement from Bond Proceeds" in its entirety. • Motion by Tholl, supported by Nelson that the Gaylord City Council does hereby approve the Otsego County Fire Department's request to place a one (1) mill millage levy proposal to be used for the purpose of purchasing fire equipment, on the August ballot for 1994. Ayes: Unanimous. Motion carried. Motion by Tholl, supported by Dunn to approve the following requests for Charitable Solicitation Permits: Gaylord-Alpine Chapter 98 of Disabled American Veterans for their annual "ForgetMe-Not" sale to be held July 13 through 15, 1994; American Legion Post 458 for their annual "Poppy" sale to be held May 26 through 28, 1994; and St. Judes for their annual Bikathon to be held May 14, 1994 Ayes: Unanimous. Motion carried. Motion by Tholl, supported by Bates to approve for payment the following expenditures: A&L Steel Ace Tel-A-Tape Inc. Advance Electric Inc. Allen Chemical Company Alpine Car Wash Alpine Oil Company Alpine Pro Hardware, Inc. Bell Atlantic Business System Services Bozzer Brothers, Inc. Burn's Electric Callender & Dornbos, Inc. Cap-Com Paging Capital Consultants, Inc. RFB Cellular, Inc. Central Commercial Equipment Gaylord/Otsego Area Chamber of Commerce City Environmental Services of Northern Michigan City of Gaylord Consumers Power Company Deming Hardware Jack Doheny Supplies, Inc. 90.86 29.29 15.48 489.50 55.00 221.03 95.87 217.60 87.40 45.00 417.60 59.90 1,415.41 14.35 50.00 39.00 40.00 181.45 9,526.84 94.97 899.40 �Dubois, Westerman and Cooper Dunn's Office Supply East Jordan Iron Works Carquest At]tO Parts The Framery Gallery Photo Gaylord Ford, Inc. Gaylord Communication & Electronics Gaylord Flower Shop Gaylord Opportunity Center, Inc. Gaylord Steel GTE North Inc. Glen's Market Great Lakes Redi-Mix Great Lakes Tree Removal Harrison Piping Supply Company Herald Times Holton's LP Gas Company Huron Valley Laboratories Hyde Equipment Company Interstate Battery Inc. John Jenkins Jim's Alpine Auto Inc. Johnson Oil Company Joint Building Authority LaRosa & Company, Inc. Lawson Products, Inc. Michigan Association of Mayors Master Dry Carpet Clean State of Michigan - Corrections Camp Program Michigan Airgas Michigan Consolidated Gas Company Michigan Officeways, Inc. Mid-States Bolt & Screw Michigan Municipal League Minolta Leasing Service Michigan Police Equipment Company Otsego County Extension Municipal Benefit Service Northern Power Sweeping NuWay Computer Old Kent Bank of Gaylord Otsego County Data Processing Dept. Otsego County Fair Association P&S Distributors, Inc. C.P. Phibrochem 5,319.37 796.98 510.12 140.19 147.32 51.25 63.90 155.00 :15.00 5'75.73 13.32 1,246.93 218.38 141.00 200.00 518.98 315.52 28.73 144.00 166.04 115.90 6.50 103.90 1,022.12 1,462.00 206.56 172.51 50.00 74.00 680.00 42.00 5,460.72 45.97 46.25 90.00 411.04 230.00 10.00 10,848.58 400.00 27.40 106.73 145.31 62.50 52.69 2,227.27 �Photo Express Pitney Bowes Petoskey Plastics, Inc. Principal Mutual Pure Water, Works, Inc. Quality Farm & Fleet, Inc. American Red Cross Rightsizing Tapes Royal Linen Service Scientific Brake & Equipment Sirchie Fingerprint Labs Jeffrey A Smetzer Spartan Sewer & Septic Tank Service Statewide Uniforms Inc. Stream Spray Sprinkler Service Teledial America Thrifty Print of Gaylord Top O'Michigan Electric Triple M Tire Inc. Tristar Industries Upper Lakes Tire Distributors, Inc. U.S. Postoffice W&S Distributing, Inc. Wade-Trim Engineering Wickes Lumber Company Wilber's Auto Supply Wolohan Lumber Company Xerox Corporation Zaremba Equipment, Inc. 69.38 56.25 818.28 237.01 319.00 540.72 260.00 30.00 33.66 94.10 111.01 118.00 255.00 590.00 461.60 48.86 244.00 165.78 301.98 83.95 6.50 263.15 50.00 345.00 193.73 126.62 38.94 97.50 74.73 55,008.41 Ayes: Unanimous. Motion carried. Motion by Nelson to adjourn. Meeting adjourned at 7:42 p.m. Rebecca Curtis, City Clerk Ernest Grocock, Mayor �BANNER SIGN APPLICATION APPLICANT Name: Business Address: Size of Sign: Placement of Sign: Length of Placement: Verbage of Sign: CITY MANAGER Approved: Date To Be Removed By: Comments: City Manager's Signature Dated Denied: �APPLICATION FOR APPOINTMENT TO CITY PLANNING COMMISSION OR ZONING BOARD OF APPEALS NAME: ADDRESS: TELEPHONE NUMBER: AGE: OCCUPATION: NUMBER OF YEARS OF RESIDENCE IN CITY: WHAT BOARD WOULD YOU BE INTERESTED IN SERVING UPON: WHY: PERSONAL COMMENTS: SIGNATURE OF APPLICANT DATE �■ CITY OF GAYLORD APPLICATION FOR BED AND BREAKFAST NAME OF APPLICANT, OWNER ADDRESS CITY -------------------------AM APPLYING FOR A LICENSE FOR A I, BED AND BREAKFAST, LOCATION AT STREET AND NUMBER I HAVE READ THE ORDINANCE AND UNDERSTAND THAT I MUST MEET CERTAIN REQUIREMENTS tN ORDER FOR THE CITY OF GAYLORD TO ISSUE A LICENSE. I AM THE OWNER OF THE PROPERTY AND WILL RESIDE THERE FULL TIME WHILE THE LICENSE IS IN AFFECT. I FURTHER UNDERSTAND THAT THE FOLLOWING INFORMATION IS NEEDED BY ME WITH THIS APPLICATION: 1. 2. 3. 4. County minimum building permit Lot size, building diagram of home in l/8th inch scale and number of parking spaces located on the property No application will be approved until the building and property is reviewed and inspected by the Building Inspector, Police Chief and/or the City Manager for compliance with the standards of the respective departments The license is nontransferable FEES: INITIAL APPLICATION FEE $100.00 ANNUAL RENEWAL FEE $ 50.00 . ,. I agree to an on site inspection as needed. OWNER'S SIGNATURE If a Company or Corporation, please list the name of officers and the owner in residence. -- - --- · - - - - - - - - - - - - - - - - - - - OWNER'S NAME OFFICER'S NAME OFFICER'S NAME cc: County of Otsego, Building and Zoning City of Gaylord, Assessor �BED AND BREAKFAST ORDINANCE DEFINITION: BED AND BREAKFAST - A single family structure in which lodging and a morning meal are provided for compensation primarily to transients and for periods not to exceed fourteen (14) days and nights. BED AND BREAKFAST OPERATIONS AND REGULATIONS: a. No person or entity shall operate a Bed and Breakfast as defined without having obtained a license as herein provided. These regulations shall not apply to hotels, motels, motor lodges, boarding houses, or rooming houses doing business within the City of Gaylord. b. The annual fees for a Bed and Breakfast license shall be established by the Gaylord City Council. Fees shall be payable for the whole or any part of a year and shall be paid at the City offices. Applicants for a license to operate a Bed and Breakfast shall complete and submit an application and shall submit a floor plan of the single family dwelling unit that illustrates that the proposed operation will comply with the terms of this ordinance and any others applicable City Codes and Ordinances. c. Bed and Breakfast operations shall be confined to the single family dwelling unit which is the principal dwelling unit on the property. Parking provided for a Bed and Breakfast operation shall be in compliance with all City Codes and Ordinances pertaining to parking regulations. No premises shall be utilized for a Bed and Breakfast operation unless the following conditions are met: d. 1. Minimum Exits: There shall be at least two (2) exits to the outdoors from such premises. 2. Size of Sleeping Rooms: Rooms utilized for sleeping shall have a minimum size of one hundred (100) square feet for two (2) occupants with an additional thirty (30) square feet for each additional occupant to a maximum of four (4) occupants per room. 3. Smoke Detectors: Each sleeping room used for the Bed and Breakfast operation shall have a separate smoke detector alarm, installed in accordance with the applicable building codes. 4. Lavatory Facilities: Lavatory and bathing facilities shall be available to all persons using any Bed and Breakfast operation. The dwe11·ng unit in which the Bed and Breakfast is located shall oe 1e principal residence of the operator , and said operator shall l i ve on the premises when the Bed and ..1! ik•c,,,.. .r·r·-r t~ .1 L:C "'r"".1Vc> I , addition, the Bed and Breakfast operation shall meet the Lollowing conditions: 1. A Bed and Breakfast operation sha ll be limited to five (5) sleeping rooms for use in the Bed and Breakfast operation. 2. Guest Register: Every operator shall keep a list of the names of all persons staying at the Bed and Breakfast operation. The guest register shall be available for inspection by City officials at any time. 3• Length of Stay: The maximum stay for any occupant of the Bed and Breakfast sleeping rooms shall be fourteen (14) consecutive days and nights. �4. Public Nuisance: Bed and Breakfast operation shall not be permitted whenever the operation endangers, or offends or interferes with the safety or rights of others so as to constitute a public nuisance. e. No license shall be issued for a Bed and Breakfast operation at a dwelling unit located within five hundred (500) feet of an existing licensed Bed and Breakfast operation. f. The City of Gaylord shall issue a license for a Bed and Breakfast operation if the City finds that the applicant can meet all requirements of this ordinance and of any other applicable local, state or federal regulation. If the City finds that an applicant cannot meet a particular requirement of these licensing requirements, then the Ci ty shall have the authority to deny the applicant a license. The denial may be appealed to the City Council, wh i ch may then weigh the facts of the case and make a final decision. g. Any license issued hereunder shall be valid for a period of one (1) year from the date of issuance. The City may renew the license for any Bed and Breakfast ope ration provided that the licensed operation shall meet the following conditions: 1. The Bed and Breakfast operation shall meet all conditions of this ordinance as confirmed by an annual inspection of the premises by the City. 2. The license for the Bed and Breakfast operation shall not have lapsed for more than thirty (30) days beyond its expiration date. 3. The active operation of the Bed and Breakfast shall not have lapsed for more than nine (9) months. h. A Bed and Breakfast license may be renewed only as provided in Section g. above. Such license shall not be transferable to any property other than the property for which it was approved. i. The City shall have the authority to refuse to renew a license or to suspend or revoke a license for continued and repeated violations of the provisions of this ordinance. A decision to suspend, revoke, or refuse renewal of a license, may be appealed to the City Council by the applicant. Any license issued under the provisions of this ordinance may be revoked by the City Council for good cause shown after investigation and opportunity to the holder of such license to be heard in opposition thereto; in such investigation the compliance or non-compliance with the State law and local ordinances, the conduct of the licensee i n 1.c gard to the public, and o t her consicleration shall be we ighed in determination of such issues. J. A1l'':l 1-1e1 son violat._r_ J t. c. l:-' .,, • ._;::-:...1., ,r._ c~ t.~us ordinance shall be guilty of a misdemeanor. OFF STREET PARKING REQUIREMENTS: a. Bed and Breakfast: rooms. One parking space for each two sleeping �APPLICATION FOR DRIVEWAY PERMIT Property Owner Name Business Name (If Applicable) Address Telephone Number Address of Drive Construction Drive Way Width Surface material to be used in construction of drive (from edge of street to property line). Contractor Name Address t Telephone Number Date of Proposed Construction I hereby certify that I have completed this application to the best of my knowledge. I agree to furnish a detailed sketch of the proposed construction at the time the application is filed to the City Clerk which displays the location and width of drive. I am aware the City Manager will determine if a ditch culvert is needed. If deemed necessary I agree to the construction of a ditch culvert at the City Manager's specifications. Applicant's Signature Date Contractor's Signature Date (Below to be completed by authorized City Staff) Recommended for Issuance Not Recommended for Issuance Comments: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ - - - - - - - - - -- - - - - - - - - -- - - - - - PERMIT A permit for drive~ay construc~ion.is grante~ in accord~n~e with the conditions stated in the "Application for Driveway Permit. If applicant hires a contractor for drive~ay constructio~, the applicant and contractor are both considered the permit holder. Property Owner Construction Address Authorized Signature Date �City of Gaylord 225 West Main Street, Room 109 Gaylord, MI 49735 Telephone: (517) 732-2815 Fax: (517) 732-8266 ~ CJAYL0N.'.O CJtt!+! W'ditlM) 1994 GAYLORD AREA VENDOR INFORMATION SHEET Name: Home Address: Telephone Number: LIST ALL ITEMS OR TYPE OF PRODUCE WHICH WILL BE SOLD (Please be very specific): ****************************************************************************** CITY OF GAYLORD Approved By: Title: Date: Expiration Date: �City of Gaylord 225 West Main Street, Room 109 Gaylord, Ml 49735 Telephone: (517) 732-2815 Fax: (517) 732-8266 Gl;) O.AYL0R.O CJ mt; ffl'b i®3 APPLICATION FOR SIGN PERMIT APPLICANT NAME: ADDRESS: TELEPHONE NUMBER: TYPE OF SIGN: HOW MAY LINEAL FEET OF THE PRIMARY FRONT OF THE BUILDING THE BUSINESS OCCUPIES: IS SIGN ILLUMINATED AND HOW? PROHIBITED. FLASHING OR INTERMITTENT LIGHTS ARE SIGN DIMENSIONS: SQUARE FOOTAGE OF SIGN: OVERALL HEIGHT OF SIGN: LOCATION OF SIGN ON PROPERTY (IF FREE STANDING, PLEASE INCLUDE SETBACK DISTANCE FROM PROPERTY LINES): NUMBER, TYPE AND SIZE OF EXISTING SIGNS LOCATED ON PROPERTY: �City of Gaylord 225 West Main Street, Room 109 Gaylord, Ml 49735 Telephone: (517) 732-2815 Fax: (517) 732-8266 CJ&) GAYLOR.O CUM! MW ttt APPLICATION FOR SIGN PERMIT IN THE SPACE PROVIDED BELOW PLEASE SKETCH YOUR PROPOSED SIGN(S). PLEASE INCLUDE DIMENSIONS AND WORDING TO BE USED. Applicant Signature Date ****************************************************************************** BELOW SECTION TO BE COMPLETED BY CITY DATE ISSUED: PERMIT NUMBER: ISSUED BY: COMMENTS: �APPLICATION FOR FENCE PERMIT NAME OF PROPERTY OWNER: ADDRESS OF PROPERTY OWNER: PHONE NUMBER: PROPERTY ADDRESS THAT FENCE IS TO BE CONSTRUCTED UPON (IF DIFFERENT THAN ABOVE): TYPE OF FENCE TO BE CONSTRUCTED: PROPOSED CONSTRUCTION MATERIALS: COLOR OF PROPOSED FENCE: FENCE HEIGHT: PRIMARY FRONT SIDE YARD REAR YARD • PLEASE ATTACH A DRAWING WHICH DETAILS THE POSITION OF THE PROPOSED FENCE IN RELATION TO BUILDINGS, STRUCTURES, EXISTING FENCES AND PROPERTY LINES. PLEASE INCLUDE ALL MEASUREMENTS AND A DETAILED SKETCH OF THE TYPE OF FENCE TO BE CONSTRUCTED. I HEREBY CERTIFY THAT I HAVE RECEIVED AND READ A COPY OF THE CITY OF GAYLORD FENCE ORDINANCE. SIGNATURE OF PROPERTY OWNER DATE �City of Gaylord 2~5 West Main Street, Room 109 Gaylord, MI 49735 Telephone: (517) 732-2815 Fax: (517) 732-8266 ~ ClAYL0R'D CJ ttf;i HH4'4111:!> GAYLORD AREA FARMER'S MARKET 1994 PRODUCERS INFORMATION SHEET Name: Home Address: Telephone Number: Address Where Produce Grown If Not Same As Above: County: LIST ALL ITEMS OR TYPE OF PRODUCE WHICH WILL BE SOLD (Please be very specific): ****************************************************************************** CITY OF GAYLORD Approved By: Title: Date: �GAYLORD AREA FARMER'S MARKET 1994 PRODUCERS INFORMATION SHEET Type Of Structure(s) or Vehicle(s) To Be Used To Sell Produce: How Will Parking Be Provided For Customer Use: Does Property Have Adequate Entrance and Exit: I certify that I have received and reviewed the market rules and regulations and a copy of the Gaylord Ordinance Code regulating my proposed activities and agree to comply with same. Producer's Signature Property Owner's Name: Address of Property to Be Used: Property Owner's Signature REFERENCES: This is to certify that I personally know this grower and that he/she has grown all the produce listed on this application to be sold. I am not a relative of the applicant. Signature of Reference Signature of Reference Street Address Street Address City, Zip Code City, Zip Code Telephone Number Telephone Number �TEMPORARY SIGN APPLICATION APPLICANT Name: Business Address: Size/Type of Sign: Placement of Sign: Length of Placement: Verbage of Sign: CITY MANAGER Approved: Date To Be Removed By: Comments: City Manager's Signature Dated Denied: �REQUEST FOR SIGN VARIANCE NAME OF PROPERTY OWNER: ADDRESS OF PROPERTY OWNER: PHONE: BUSINESS NAME (IF APPLICABLE): PROPOSED VARIANCE ADDRESS: ZONING DISTRICT: TAX ID NUMBER: PROPOSED SIZE ' AND VERBAGE OF SIGN (ATTACH BLUEPRINT): PROPOSED TYPE OF SIGN: PROPOSED SIGN TO BE ILLUMINATED: NUMBER/TYPE OF CURRENT IDENTITY SIGNS: A. TO OBTAIN A NONUSE VARIANCE THE APPLICANT MUST SHOW "PRACTICAL DIFFICULTY" BY DEMONSTRATING THE FOLLOWING. 1. EXPLAIN WHY THIS IS NOT A SELF-CREATED PROBLEM. A SELF CREATED HARDSHIP IS NOT A VALID BASIS FOR A VARIANCE. 2. EXPLAIN WHY WOULD STRICT COMPLIANCE WITH AREA SETBACKS, FRONTAGE HEIGHTS, BULK OR DENSITY WOULD UNREASONABLY PREVENT THE OWNER FROM USING THE PROPERTY FOR A PERMITTED PURPOSE. �3. EXPLAIN WHY THE VARIANCE WOULD DO SUBSTANTIAL JUSTICE TO THE APPLICANT AS WELL AS TO OTHER PROPERTY OWNERS IN THE DISTRICT OR WHY WOULD A LESSER RELAXATION GIVE SUBSTANTIAL RELIEF AND BE MORE CONSISTENT WITH JUSTICE TO OTHERS. 4. EXPLAIN WHY THE PLIGHT OF THE APPLICANT IS DUE TO THE "UNIQUE CIRCUMSTANCES" OF THE PROPERTY. WHAT ARE THESE CIRCUMSTANCES? B. THE ZONING BOARD OF APPEALS MUST INSURE THAT THE "SPIRIT OF THE ORDINANCE IS OBSERVED, PUBLIC SAFETY SECURED AND SUBSTANTIAL JUSTICE DONE". VARIANCE REQUEST: NAME OF AUTHORIZED REPRESENTATIVE: I, THE ABO VE MENTIONED PROPERTY OWNER, DOH..._.~-~~ C .,,___,_-.1..~E --==-------~ ABOVE FACTS TO BE TRUE TO THE BEST OF MY KNOWLEDGE. I ALSO .,.._,,_,,._.........-..::.._ _,__ UNDERSTAND AND AGREE THAT THE COST TO PUBLISH •NOTICE OF SPECIAL MEETING* OF THE ZONING BOARD OF APPEALS IS MY RESPONSIBILITY AND MUST BE PAID BEFORE HEARING DATE. I HAVE RECEIVED A COPY OF THE ZONING BOARD OF APPEALS GUIDELINES FOR DECISION MAKING AND A COPY OF THE CITY OF GAYLORD ZONING ORDINANCE. SIGNED THIS ------- OF SIGNATURE OF PROPERTY OWNER APPROVED: MEETING DATE: DENIED: �CITY OF GAYLORD APPLICATION FOR SPECIAL USE PERMIT Applicant's Name: Address: Telephone No.: I hereby request a Special Use Permit. 1. Describe the nature of the special use: 2. Indicate the property which is the subject of the special use request: 3. Indicate the District in which the subject property is located: R-1 Single-Family Residence R-2 Multiple Residence C-1 General Commercial C-2 Central Commercial M-1 Manufacturing Date: Signature: APPLICATION NOTE: Each application must be submitted to the City Planning Commission together with a fee of $25.00 (payable to the City of Gaylord). Furthermore, each application shall be accompanied by at least one of the following: 1) accurate site plan; 2) plot plan; 3) building development plan; 4) sketch; or 5) program of development. In addition, the City Planning Commission may require other related material and other information required by the Planning Commission and the City Zoning Ordinance, Section 13. Special Use Regulations. �REQUEST FOR VARIANCE NAME OF PROPERTY OWNER: ADDRESS OF PROPERTY OWNER: PHONE: BUSINESS NAME (IF APPLICABLE): PROPOSED VARIANCE ADDRESS: ZONING DISTRICT: TAX ID NUMBER: PROPOSED BUILDING/ADDITION SIZE (ATTACH BLUEPRINT): PARKING SPACES: PROPOSED BUILDING SETBACK (FEET): REQUIRED FRONT ----- SIDE REAR ----- SIDE ----- To CONFORM WITH ESTABLISHED BUILDING LINE: A. TO OBTAIN A NONUSE VARIANCE THE APPLICANT MUST SHOW A PRACTICAL DIFFICULTY BY DEMONSTRATING THE FOLLOWING. 0 0 1. EXPLAIN WHY THIS IS NOT A SELF-CREATED PROBLEM. A SELF CREATED HARDSHIP IS NOT A VALID BASIS FOR A VARIANCE. 2. EXPLAIN WHY WOULD STRICT COMPLIANCE WITH AREA SETBACKS , FRONTAGE HEIGHTS, BULK OR DENSITY WOULD UNREASONABLY PREVENT THE OWNER FROM USING THE PROPERTY FOR A PERMITTED PURPOSE. �3. EXPLAIN WHY THE VARIANCE WOULD DO SUBSTANTIAL JUSTICE TO THE APPLICANT AS WELL AS TO OTHER PROPERTY OWNERS IN THE DISTRICT OR WHY WOULD A LESSER RELAXATION GIVE SUBSTANTIAL RELIEF AND BE MORE CONSISTENT WITH JUSTICE TO OTHERS. 4. EXPLAIN WHY THE PLIGHT OF THE APPLICANT IS DUE TO THE "UNIQUE CIRCUMSTANCES" OF THE PROPERTY. WHAT ARE THESE CIRCUMSTANCES? B. THE ZONING BOARD OF APPEALS MUST INSURE THAT THE "SPIRIT OF THE ORDINANCE IS OBSERVED, PUBLIC SAFETY SECURED AND SUBSTANTIAL JUSTICE DONE". VARIANCE REQUEST : NAME OF AUTHORIZED REPRESENTATIVE: I, THE ABOVE MENTIONED PROPERTY OWNER, DO HEREBY CERTIFY THE ABOVE FACTS TO BE TRUE TO THE BEST OF MY KNOWLEDGE. I ALSO UNDERSTAND AND AGREE THAT THE COST TO PUBLISH "NOTICE OF SPECIAL MEETING" OF THE ZONING BOARD OF APPEALS IS MY RESPONSIBILITY AND MUST BE PAID BEFORE HEARING DATE. I HAVE RECEXV~D C-0~ O~"THE LONIRG OARD F PPEAt:S U~DELINES F DECXSXON MAKING AND A COPY OF THE CITY OF GAYLORD ZONING ORDINANCE. SIGNED THIS _ _ _ _ _ _ _ OF SIGNATURE OF PROPERTY OWNER APPROVED: MEETING DATE: DENIED: �• I , CITY OF GAYLORD ZONING BOARD OF APPEALS ZONING VARIANCE REVIEW LIST NON-USE VARIANCES RESPONSE FINDING 1. Is THE PARCEL UNIQUE (IN TERMS OF SIZE, SHAPE, TOPOGRAPHY, LOCATION, on NATURAL FEATURES) WHEN COMPARED TO OTHER PARCELS IN THE SAME ZONING CLASSIFICATION? • • • . DESCRillE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ ... .... 2. 3. CAN THE PARCEL REASONAllLY DE USED J:N A MANNER CONSISTENT WITH THE REQUIREMENTS OF THE ZONING ORDINANCE? • • • • • • • • DESCRIDE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ . Is THE VARIANCE REQUEST THE RESULT OF SELF-CREATED ACTIONS ON THE PART OF THE APPLICANT? • . • • . • . • • • . . . . . 5. .. NO YES *NO IF THE VARIANCE IS GRANTED, WOULD THE APPLICANT llE GIVEN A RIGHT OR PRIVILEGE . . . . . . NOT ENJOYED llY NEIGHllORING PROPERT1.ES? • DESCRillE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ 4. *YES . . . . . . . WILL THE VARIANCE INJURE OR DAMAGE NEIGHDORING PROPERTIES (WILL IT RESULT IN HAZARDS FROM FIRE, FLOOD, LIGHTS, TRAFFIC CONGESTION, ETC)? • • • • • , • • • • • • • • • 0ESCRIDE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ I I I I YES *NO I I YES *NO I I I I YES *NO �:, 6. !s THE VARIANCE llEING REQUESTED DECAUSE OF PERSONAL OR ECONOMIC HARDSHIP RATHErt THAN THE UNIQUE PHYSICAL SITUATION OF TIIIS PARTICULAR PROPERTY? • • • • .• • • • • • • • .. . . . . . I I YES *NO I DESCRIDE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ I 7. DOES THE VARIANCE CONSTITUTE THE MINIMUM ACTION NECESSARY TO PERMIT REASONAOLE USE OF THE LAND AND DUILDINGS? • • • • • • • • DESCRillE: . ... ... I J_ _.__ *YES I _._I NO ----------------------- 1, NOTE: * - INDICATES APPROPRIArE RESPONSE. ATTACHMENT OF CONDITIONS IF THE VARIANCE IS APPROVED, SHOULD CONDITIONS DE ATTACHED TO THE APPROVAL? IF SO, LIST. (NOTE: ARE THE CONDITIONS TO DE ATTACHED DASED ON STANDARDS PROVIDED FOR IN THE ORDINANCE?) A) 8) C) D) E) MOTION THE MOTION SHOULD STATE: 1. 2. 3. THE FINDINGS OF FACT. THE ACTION TAKEN DY THE ZDA. ANY CONDITIONS THAT WILL OE APPLIED. ·····························--··-· THE REVIEW LIST IS NOT TO OE CONSTRUED AS A LEGAL :INSTRUMENT RELATIVE TO THE APPROVAL/DENIAL OF A VARIANCE. IT IS TO SERVE AS A GUIDE TO THE TYPES OF INFORMATION REQUIRED DY THE ZOA AS PART OF THE DECISION MAKING PROCESS. � 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 Gaylord_Meeting-Minutes-and-Materials_1993-1994 Creator An entity primarily responsible for making the resource Gaylord Zoning Board of Appeals Gaylord City Planning Commission Gaylord City Council Date A point or period of time associated with an event in the lifecycle of the resource 1993-1994 Title A name given to the resource Meeting Minutes and Materials Description An account of the resource The Meeting Minutes and Materials comprises of meeting minutes from the Gaylord Zoning Board of Appeals, the Gaylord City Planning Commission, and the Gaylord City Council, from 1993-1994. Included are forms related to items discussed in the meetings. Subject The topic of the resource Minutes and proceedings Gaylord (Mich.) Otsego 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/df2cb1ac38ec0d3bbe78ba9258946db2.pdf 2ddd483c73d1cc874c7fbe1f4c66c6fd PDF Text Text �A Final Report Upon THE COMPREHENSIVE PLAN Gaylord, Michigan Prepared for the CITY PLANNING COMMISSION AND THE CITY COUNCIL The preparation of this report was financially aided through a Federal grant from the Urban Renewal Administration of the Department of Housing and Urban Development under the Urban Planning Assistance Program authorized by Section 701 of the Housing Act of 1954, as amended, administered by the Michigan Department of Commerce. By Harland Bartholomew and Associates Planners, Engineers and Landscape Architects Saint Louis, Missouri May, 1966 �' ' '• • "- HARLAND BARTHOLOMEW AND ASSOCIATES PLANNER~ f:NGINEERS · LANDSCAPE ARCHITECTS 1030 PIERCE BUILDING 112 NORTH FOURTH STREET SAINT LOUIS GARFIELD 1·2107 2, CABLE MISSOURI ADL'ftUS HARPLAN May, 1966 City Planning Commission and City Council Gaylord, Michigan Gentlemen: In accordance with our agreement, we are pleased to submit this final report on the Comprehensive Plan for the City of Gaylord. ~ · The plan calls attention to the many opportunities of Gaylord and provides an agreed upon program of community action essential to the implementation of the plan. This report contains all of the supporting data, information, and maps as amended or modified, that have been presented in previous reports and meetings. In the coming years, the plan must be kept up to date with appropriate revisions and periodic re-evaluation so that it may be closely related to the changing conditions in the community. This report, once adopted as the plan for Gaylord, will mark the beginning of a continuous planning program directed toward improving the community while creating the best possible environment for its residents. The preparation of this plan has been a most interesting and challenging endeavor. Our association with the city, its officials, and residents has been an enjoyable experience. We would like to express our appreciation to the many people who have generously contributed their time and effort to the development of the plan. Respectfully submitted, HA7~J::; I I I I By ST. LOUIS ATLANTA Malcolm C. Drummond Associate Partner MEMPHIS WASHINGTON �TABLE OF CONTENTS . . . . . . . .. . . ... . . . . .. CHARACTERISTICS OF THE COMMUNITY • • • • • • • • • • . • Historical Background • • • • • • • • • • • • • • . . Geographic Location • • • • • • • • • • • • • • • . . Economic Background • • • • • • • • • • • • • • • . . 3 3 5 5 LAND USE PLAN • • • • • • • • • • • • • • • • • • • Existing Land Use Pattern • • • • • • • • • • • • • • Dwelling Unit Distribution • • • • • • • • • • • • • Future Land Use Needs • • • • • • • • • • • • • • • • Land Use Plan • • • • • • • • • • • • • • • • • • • • 11 11 15 15 16 THOROUGHFARE PLAN. • • • • • • • • • • • • • • • • • • Present Street System • • • • • • • • • • • • • • • • Traffic Patterns • • • • • • • • • • • • • • • • • • Proposed Thoroughfare Plan • • • • • • • • • • • • • 21 21 23 24 THE CENTRAL BUSINESS DISTRICT • • • • • • • • • • • • • Land Use Pattern. • • ••••••••••••• Street Pattern • • • • • • • • • • • • • • • • • • • Parking Facilities • • • • • • • • • • • • • • • • • Development Plan for the Business District • • • • • 27 27 28 29 33 INTRODUCTION. • I I I 1 . .. . .. . . . . ... . • 37 COMMUNITY FACILITIES • • • • • • • • • 37 Existing Community Facilities • • . . Community Facilities Plan • • • • • • • • • • • • • • 40 . . REGULATORY MEASURES • • • • • • • • • • • • • • • • • • 45 Zoning Regulations. • • • • • • • • • • • • • • 45 Subdivision Regulations • • • • • • • • • • • • • • • 50 I I I I I I I .. ... ... ... ... ... ... ... ... ... .• .• . . PUBLIC UTILITIES • • • • • • Existing Facilities • • • • Future Requirements • • • • • 53 • 53 • 55 CAPITAL IMPROVEMENT PROGRAM • • • • • • • • • • • • • • Present Municipal Finances • • • • • • • • • • • • • Proposed Capital Improvement Program • • • • • • • • Cost of the Program • • • • • • • • • • • • • • • • • 57 57 64 69 PLANNING IMPLEMENTATION • • • • • • • • • • • • • • • • Coordination of Public Improvements • • • • • • • • • Guidance of Private Development • • • • • • • • • • • Public Understanding and Support • • • • • • • • • • Planning Commission Program • • • • • • • • • • • • • City Council Program • • • • • • • • • • • • • • • • Planning Commission Policies and Procedures • • • • • 71 72 73 74 75 76 77 �INDEX TO PLATES Plate 1 2 3 4 5 6 7 8 9 •• 10 Land Use - 1965. • • • • • • • • • • • • • • • • Distribution of Dwelling Units - 1965 and 1985. Land Use Plan - 1985 • • • • • • • • • • • • • • Traffic Flow - 1965 • • • • • • • • • • • • • • • Major Street Plan • • • • • • • • • • • • • • • • General Standards for Major Thoroughfares • • • • Business District Plan • • • ~ • • • • • • • • • Community Facilities Plan • • • • • • • • • • • • Zoning District Map • • • • • • • • • • • • • • Areas Served by Sewer and Water Systems • • • • • 11 15 16 23 25 25 33 40 48 55 -I I I I I I I I I INDEX TO TABLES Table 1 2 3 4 5 6 7 8 9 10 11 12 13 14 Economic Characteristics. • • • • • • • • • • • Population Trends and Projections. • • • • • Existing Land Use in Gaylord • • • • • • • • • • Land Use and Population Ratios • • • • • • • • • Future Land Use Requirements. • • • • • •• Existing Major Street Data • • • • • • • • • • • Percentage of Vehicles Parking by Time Periods. Existing and Proposed Community Facilities • • . Municipal Revenues • • • • • • • • • • • • • • • Municipal Expenditures • • • • • • • • • • • Trends in Assessed Values • • • • • • • . • • • • Estimated Bonding Limits • • • • • • • • • • • • Trends in Tax Rates • • • • • • • • • • • • • • • Proposed Six-Year Capital Improvement Program • • 4 8 12 14 19 22 30 43 58 59 61 62 63 68 �I I I I I I I I I I I I I r GAYLOR.D I C. ~ 0 z. "' -.....J I I I us -~ GE II • t1 c;~N 1=- G~A HIC ,...,.,.c. l'.\lY u o~ 11-1{ TH( Jl( ...... Al ()N Of 1~ MM...,,. ~ AIDI0 lNt..OUCiH A. fl OUAl GVN l UUA"i l( N[WAt 1' 0 1,,l!N~ llAl iO N ~ l ti .oOu';· ~ ANO HOM( l lh ,."1( 1 AG! N(• U,,,Ix l I"( !JI· IN" ' I ANN ING -' '>~l AN (I " CX, f l'IJ ,',..Jl,<()f IHO 1Y ~ (ll()N }01 OJ l ot! ~,t,,(, ,._-, OI 19'> ' A\ AMI ND(0 HAl tA JIO IA l1H0l0 1t11 l W ANO AU0( 1A1U L lt • f l ,. •• l l.L IA• • I IOVl1 Cl• •l l • 6 •• 1f l.l. l• " Dl( Nl"l( ot •t lC11 ... ... , 110 ... 11 +•" .. �I I I I I I I I I I I I I I I I I I I INTRODUCTION Gaylord is a growing community in the center of a rapidly developing area. Increased trade activity and industrial development are expected to accompany this growth. The present population of 2,600 persons is expected to increase to nearly 5,000 persons of permanent population by 1985. The Comprehensive Plan contemplates considerable development in the surrounding areas represented by continuous development of summer homes, resorts and recreational facilities. The Comprehensive Plan is designed to guide this growth in Gaylord during the next 20 years. The major purpose of the plan is to fully capitalize on the community's potential. Gaylord, as the center of a growing tourist area, is advantageously located in relation to major metropolitan centers. The area possesses resources in access and transportation, in industrial sites, and in a well-established residential and commercial center. The area should be able to successfully compete with other communities in other counties for these developments. If the community develops without proper planning and services, the haphazard result could gradually discourage new growth. On the other hand, a well-designed and efficient community can assure a promising future and attract new growth. Satisfactory living and working conditions in Gaylord are essential to its growth if it is to achieve its potential as a city of 5,000 in the center of a growing area. These optimum conditions cannot be obtained by providing public improvements to the expediency of the moment or by allowing all private development to take place at the whim of the individual. There must be a publicly accepted, overall comprehensive plan to coordinate all public improvements and to direct private development. By using the plan as a guide, duplications, waste and lessened standard developments can be avoided. Gaylord has had many changes in the past and will continue to change in the future. The plan should serve as a guide for these inevitable modifications to direct the building of new homes, new plants, new businesses, and expanding community facilities. The plan calls for the development of an improved central business district, a large highway-oriented commercial area, an industrial complex along the Interstate Highway, new residential areas to the north and southeast, a new elementary school, several park areas, and a new city-county building, all coordinated for the development of a modern community. The Comprehensive Plan for Gaylord is primarily concerned with physical improvements, public facilities in the form of �I I I I I I I I I I I I I I I I I I I - 2 - streets, highways, airport facilities, parking lots, public buildings, schools, parks, sanitary and storm sewers, water lines and private developments such as the use of land, construction of buildings, division of · land and the appearance and maintenance of property. Public improvements are directed by a thoroughfare plan, a community facilities plan, and the like. Private improvements are controlled by zoning, subdivision,building, and other regulatory ordinances and by the land use plan. These plans and regulations "are : the basic components of the Comprehensive Plan. �II -I I -I I I I I I I I I I. I I I I - 3 - CHARACTERISTICS OF THE COMMUNITY Historical Background Gaylord was organized as a village in 1881 and incorporated as a city in 1921. Gaylord has always been progressive in the provision of public services, as evidenced by its development of a public water distribution system almost f rom the very start. The courthouse was built in 1891, the first electricity arrived in 1897, the first streets were paved in 1921, and the sewer system was started in 1933. The only bank in Otsego County was founded in Gaylord in 1893. The first railroad line from the south reached Otsego Lake Village in May, 1873, and Gaylord in July, 1873. With the advent of the railroad, the lumbering activity greatly increased since it was possible to ·transport much greater quantities of lumber. The pine lumbering activity soon reached its peak and then was nearly depleted by 1890. The first industry, other than saw mills, to come to Gaylord was the Detroit Iron and Furnace Company. This - company built two charcoal kilns north of Gaylord sometime prior to 1890, however, they ceased production in 1896. The Dayton Last Block Works was started in 1891. This industry used maple lumber for ten pins and blocks and was a major industry for a number of years; employing about 30 people. The company went out of business about 1931. The Jackson and Wylie Company of Saginaw, a hoop and stay mill, was also started about 1890 and continued in business until about 1915. In 1905, an east-west railroad from Boyne City to Alpena with a daily total of four passe-n ger trains, in addition to the freight trains, came to Gaylord. During the period from 1910 to 1915, there were 14 passenger · trains stopping at Gaylord each day. Industry was also active in the period shortly after the turn of the century. The Gaylord Manufacturing Company, specialists in the manufacture of wagons and logging sleighs, operated from approximately 1900 to 1915 and reached its peak about 1908. An automobile factory manufacturing the "Gaylord 3ry• started about 1910, but was in business only for a few years. The Saginaw Wood Products Company operated from about 1915 to 1922. The 1930's saw little development in the area; however, in 1941 both the Higgins Industry, Incorporated and the Hidden Valley Ski Club · came to Gaylord. In 1945, the Standard Products Company located in Gaylord and the 0. W. Rowley Company was established in the area. �- 4 - Table 1 ECONOMIC CHARACTERISTICS Gaylord, Michigan • • • • Retail Trade - 1963 - Gaylord Establishments • • • • • . • • • . • 76 (62 with payroll) Retail Sales • • . • . • • • . • • • . • • $10,587,000 Payroll • • • • • • • • • . • • • • • • • • • $1,041,000 Selected Services - 1963 - Gaylord Establishments • • • • • • • • • 46 (22 with payroll) Sales . . . . . . . . . . . • • • • • • • • $819,000 Payroll • • • • • • . • • • • • • • • • • • • • $164,000 Wholesale Trade - 1963 - Otsego County Establishments. • • • • • • • • • • • . . • • . • 23 Sales • • • . • • • • • • • • • • • . • • • • $9,600,000 Payroll • • • • • • • • • • • • • • • • • • • • $412,000 = • •I •I I I I Manufacturing - 1958 - Otsego County Establishments • • • • • • • . Value Added by Manufacturing. .. . . . . . . . . 18 • . • • $3,548,000 Agriculture - 1959 - Otsego County Land in Farms • • • • • • • • • . • • • • • 69,000 acres Number of Farms • • • • • • • • . • • • . • • • • . • 288 Total Value of Farm Products Sold • • • • • • • $643,000 Employment - 1960 - Otsego County Agriculture, Forestry • • • • • • • . • • • • • • • • 212 Construction. . • • • • • • • . . • • • • • • • • 184 M~nufacturing • • • • • • • . • • • • • • • • . • • • 579 Transportation, Communications and Utilities. • • 75 Wholesale and Retail Trade . • • . • • • • . • • . • • 479 Finance, Insurance, and Real Estate • • • • • • • • • 59 Public Administration • • • • • • • • • • . , , • • . 156 Business Services and Miscellaneous . • • . . • • . • 676 2,420 Source: U. S. Census, 1958, 1959 and 1963 �- 5 - In recent years, Gaylord has gained distinction as a year-round tounist and resort center. Ski resorts operate in the winter; bunting and fishing facilities are available throughout the year. The development of summer homes and resorts on the many nearby lakes has grown steadily. Geographic Location Gaylord is strategically located in the northern part on Michigan's lower peninsula on Interstate Highway 75, the main north-south highway in the state, and on Michigan Highway 32, an important east-west road. Gaylord is within or close to a 70 mile radius of a large part of Michigan's tourist area, including Traverse City, Mackinaw City, Alpena and Houghton Lake. The larger cities of Grand Rapids, Lansing and Flint are within a 150 mile radius, and the major metropolitan areas of Detroit and Chicago are within a general proximity of 250 miles. In addition, improved transportation facilities have placed Gaylord and Otsego County in a favorable location to attract tourists from such metropolitan centers as Toledo, Indianapolis, Cincinnati and Louisville. • • • • • •I I Because of the area's central location in the northern part of the lower peninsula, and because of the lack of large cities in the area, Gaylord serves as a regional trading center for a relatively large area. Because of its favorable position on a good transportation artery, the Interstate Highway, Gaylord and Otsego County are able to attract tourists and economically transport manufactured products. Economic Background An analysis of the present economy of Otsego County and a study of future economic development has been developed as a part of the county plan. This study is contained in a report entitled, "Background for Planning" and essentially includes an economic study of Gaylord. The following section summarizes the economic background for Gaylord and the area. Some of the economic characteristics of Gaylord or Otsego County are shown in Table 1 • Trading enterprises in Otsego County employ nearly 25 percent of the labor force; most of this employment is located within or close to the City of Gaylord. Boasting a total of 76 retail establishments realizing annual sales in excess of $10,000,000, Gaylord serves as the trading center for Otsego County and areas in adjoining counties. The Gaylord regional trade center is in competition with such cities as Traverse City, East Jordan, Boyne City, Petoskey, Alpena and Grayling. �- 6 - Since the area around Gaylord is recognized as a tourist center, selectedt services are a vital part of the city's economic base. There were 46 service establishments in the City of Gaylord in 1963 with annual sales in excess of $800,000. Gaylord also serves as a sub-wholesale trade center with 23 establishments realizing nearly $10,000,000 annually in wholesale sales. • • • I I I I I I I I I Although there has been a decrease in the number of farms and land utilized in farms in recent years, agricultural activities are still an important part of the local economic base, as evidenced by a 1959 total of 288 farms within -Otsego County earning $643,000 in farm products sold • In 1958, the value added by manufacturing through Otsego County local industries was $3.5 million • . The five major manufacturing companies in the County - Standard Products, Higgins Industry, O. w. Rowley Company, and Gaylqrd Tool _and Gauge have recently been joined by the U. S. Plywood Corporation, which employs about 200 persons. By comparing _this situation with the earlier one described under Historical Background, the emergence of a much healthier distribution of manufacturing establishments is apparent. From a low base in 1940, employment in manufacturing in Gaylord increased by 300 persons to 1950 and increased an additional 200 persons to 1960. This is attributable in part to greater manufacturing activity; but probably an equally important factor has been the growing tourist trade. While employment decreases in agriculture and the extractive industries have nearly equalled employment increases in manufacturing, there has been an overall employment increase of just over 50 percent in the 20-year period. The future economy of the Gaylord area will generally be an outgrowth of the existing base of the city and the county. Industrial employment will probably continue to increase in importance to the economic base. The county area is still relatively undeveloped from the standpoint of tourist activity and summer home development, but is favorably located so as to have the opportun~~Y to increase these developments. If Gaylord and Otsego County are to gain new industry, it will be necessary for leaders of the community to actively engage in competing for new industries. The recently formed Industrial Development Corporation can do a great deal to further future industrial development within the area. Examples of the types of industries that could advantageously locate in �• • • • • •I -I I I I I I I I I I - 7 - the area include operations involving the assembly of relatively small products not requiring high transportation costs, fabrication of 'finished products, and wood-using industries . It is anticipated that all types of tourist activity will continue to be an important part of the economy and will continue to see growth in the future; however, most of this growth will probably occur in the development of new summer homes. With increases expected in basic employment and tourist activity, there will be a corresponding increase in retail trade and selective services. As Gaylord and Otsego County experience growth, there will be a corresponding need for additional construction. Some growth in the construction and building materials industry may be expected. Wholesale trade is already at a relatively high level of activity and probably cannot be expected to experience much more growth. There is a possibility of tapping a maple syrup potential. There are also lime deposits and at least limited deposits of natural gas and oil within the county area. These resources may hold some potential for future development. Past population growth trends since 1900 for the City of Gaylord, Otsego County, the state, and the nation are shown in Table 2. Both the state and the nation have had increases in population in every decade, though the rate of increase was the lowest during the 1930's because of the economic depression. Otsego County's growth has fluctuated over the years, but has steadily been increasing since the 1930's. The City of Gaylord has had a steady increase in population also since 1930, and the population has increased from some 1,600 to 2,600 persons during this period of time. Projections of future population were prepared as a part of the Otsego Comprehensive Planning Program and are contained in a report on "Background for Planning". The population of Otsego County was projected as a relationship to projections of United Sfates population and State of Michigan population. Projections for the populations for both the state and the nation are also shown in Table 2. Based upon several estimates, the·· county Comprehensive Plan indicates a 1985 population in the county of some 11,000 persons of permanent population. It is also expected that there will be a seasonal population of 17,400 persons, thus making 28,400 persons the total year-around equivalent population of the county. As a part of these county projections, projections were made for the population for the City of Gaylord. It is expected that by 1985 the total population of the city will be �- 8 - Table 2 POPULATION TRENDS AND PROJECTIONS Gaylord, Michigan I I I I I I I I I Year United States (1,000) 1900 75,995 2,421 6,175 1,561 1910 92,228 2,810 6,552 1,538 1920 106,022 3,668 6,043 1,701 1930 123,202 4,842 5,554 1,627 1940 132,165 5,256 5,827 2,055 1950 151,326 6,372 6,435 2,271 1960 179,323 7,823 7,545 2,568 2,960 1970 214,000 (1) 10,000 (2) 9,000 (3) 3,060 3,650 1980 260,000 (1) 12,500 (2) 10,400 (3) 3,540 4,340 1985 282,000 (1) 14,000 (2) 11,000 (3) 3,740 4,680 (1) (2) (3) State of Michigan (1,000) Otsego County City of Gaylord Gaylord Urban Area Projections by Bureau of Census, Series II Projections. Interpolation from ORRRC Judgment Projections. Estimated by Harland Bartholomew and Associates in "Background for Planning", Otsego County, Michigan. �II • • • • • •I I I I I I I I I I - 9 - 3,740 persons residing in 1,068 dwelling units (based upon a population of 3 p5 persons per dwelling unit). Within the urbanized or planning area of Gaylord (that is, the area bounded by Congdon, East, McCoy and Murner Roads), there are an additional 592 new dwelling units shown in the distribution of population plan. Thus, there would be a total of 1,336 dwelling units within the Gaylord planning area by 1985. This results in a projected population of 4,700 persons for the Gaylord urban area by 1985 • �• • • • • • •I I I I I I I I I I I I - 11 ... LAND USE PLAN The physical form of a community is the result of the actions of many individuals and agencies. The buildings and structures created by private enterprise require supporting public facilities such as streets, utilities, parks and schools. The manner in which these public and private improvements are related to one another largely determines the character of the community. Proper planning of these relationships results in an orderly, attractive community. A survey of existing land uses in Gaylord was conducted in March of 1965, in which every parcel of land in the city and within the surrounding area was field-checked, classified and mapped. This was essentially an up-dating of the land use survey made as a part of the Otsego County planning program. The eight major categories of land use include single, two and multiple-family residential, commercial, light and heavy industrial, parks, public and semi-public property, and railroad properties. Existing Land Use Pattern A land use map of the City of Gaylord and the surrounding a~ea is shown on Plate 1. The land use pattern of Gaylord is one of fairly uniform development, occupying a relatively large part of the present corporate area. The largest concentration of development is located east of Hidden Valley Ski Club, north of the public golf course, and east of Interstate Highway 27. There is a relatively sparse pattern of urban development within the environs of Gaylord with residential and commercial uses scattered along the various state and county highways. Residential uses occupy the greatest amount of developed land area within Gaylord. Though the residential pattern is located fairly uniformly around the central _business district, new residential developments have been primarily taking place to the northeast and north. Scattered residential uses are found along the highways leading out of the city, primarily along Michigan 32 and Old Highway 27. The business district is located at the crossing of M-32 and U. s. Highway 27, generally in the geographic center of the city. This is the largest concentration of commercial land uses, but smaller scattered commercial uses are located along the state and federal highways. The largest concentration of outlying commercial uses is found south of the city along Old Highway 27. Following completion of the Interstate Highway, a number of new commercial uses located to the west end of the community along Main Street near the intersection of M-32 and the Interstate Highway. �• • • • • • •I I I I I I I I I I I I - 12 Table 3 • EXISTING LAND USE IN GAYLORD Gaylord; . Michigan Land Use Classification Area in Acres Single-Family Residential Percent of Total Corporate Area Compared Gaylord Cities * Percent of Developed Area Compared Gaylord Cities * . 147.6 14.44 17.10 29.0 34.08 6.1 .60 .. 2. 75 1.2 5.48 Commercial 31.2 · 3. 05 1.58 6.1 3.14 Industrial 23.5 2.29 2.83 4.6 5.65 Railroads 18.8 1.84 2.50 3.7 4.99 Parks . 2.1 .21 2.55 0.4 5.08 Public and Semi-Public 122.5 11.99 6.65 23.8 13.25 Streets 159.1 15.57 14.21 31.2 28.33 Two and Multiple Family Residential 100.00 100.0· Developed Area 510.9 Vacant Land 511.1 50.01 49.83 17022.0 100.00 100.00 Total Area * The average of 28 other cities have a population of less than 50,000. �• • • • • • • -I L__,;,._,i ~~~~~~:; ~ ~-~ ~ ¥-~~·~il--' l ~~i •~,,; ~• ~ 7, ':"Dll/~ ~ 1 ~-\~~ ...1//,. " .,.!..,, ..• -~ ~ I): ½J v 1/, .£"1i,i~ ~ \ ·1.\ r [~ \'·'\- I I I I I I I I I I ~- " ~ ' ~ b ' ' ;,:; 1·,. $½' S3'' ~~l!!'im. . e ~~. . ~ : :~ ,~1~~~~l~~ ~E~ ~ .,;,~~~~~CJ~ .· .·;,· . ··, ::;17,j.•.: /',/: • '°7-·•:;' ::>~.!;;:; ..: . ··... ~r« l"':% .··z,;···Y· :.,'· :. ·.··· ::0 . ~ .d.r$.~~ Jj - J~~,~~-fa_ j ~~- ..... -- , l1~\.~\- . ·~~~~-~ f}JZ)§fr~"w--,1 -.li~,\\ .\1 t::i!f ~: , · < . ' . i l ~. ~ . . ~~.·.·~. ~. · . r· . : · . ~ . ~ . ·.:· .·'.·.~,. t I, ¾LbJ;~~r5ii<<·.~::>z 1\-=- ~ ~~I 11-,,~,· :·, --·:· .: '.t,··.::.->~\.,::-.:./ • 1/, ~~ ,.__ »~ I • • 11 9 r··.··•·:. . ·.•.:,·:•:·:·:·1·:.•. ,., ~ ~ "•,l__ • ' • ~ >or, .._.,••~ •.i,..,.,.,,o,,. w (1M ~"·- ~ - • ¼',;.; : :; I r 1 ✓,- J~ --------- /!... ,. -~~ l'L ✓~ h' ._. - ~~ • ! • ....,• •• t,O,,,OJl ◄ o0,6 <:-1 ..... .,, ....... t, """"" ... 1,11 U"' • • •""-- • l~·:· ~""-1 ~t; i;~w~t1~•.,. •LOC,l,., .. ..._1..o,._. o, hol ~ " ,-:, o MA l lA•D IAn HOlOW[W AHO ,+,.S}OC IAlU --.- % I°" 0' , .,_"-'"C,.U I #fOIZ f..-0.,C.- • 1ua, .. . c,., ... , IC:,., Joe Ul,. l•• tito1 ••• "" ½:: -;;:;::p,:;;:;7,,._===i•,;;.:;1/h=·.;:;::.=;;;II= <.1n •u••1u. (1"1lll•U•IIU. \•UIHC..,,1,uo, nt(.U 5'•• • T 101/IJ IIIIU l flM, tHU0"'"' ~~~~o:tNNtNG ,o,.~i.-~!~~= LAND USE - 19'=,S fill • D ~ RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC INDUSTRIAL AND RAILROADS PLATE 1 �- • • •I I I I I I I I I I I I 13 - Industrial land uses form a definite pattern in Gaylord, being concentrated along the railroad tracks. A number of industrial uses have located in and around the central business district and are scattered to the southwest side of the city. Public and semi-public uses occupy a considerable amount of the area within and around the City of Gaylord. The Hidden Valley Ski Club forms a large mass on the east side of the city; the community school, the golf course, and city property form a large mass to the south; the sanitarium and hospital occupy larg-e---tracts to tlie north. West of the Interstate Highway, the County Airport occupies a large tract which further impedes future development in that direction • The present population of Gaylord has developed a total of 510 acres for urban purposes within the total corporate area of 1,022 acres. The area occupied by existing land uses in Gaylord is reported in Table 3, along with comparative percentages of total corporate and developed area. These percentages are compared with the average of 28 other central cities having a population of less than 50,000. A total of 511 acres of Gaylord's total corporate area is presently vacant; thus, the city is very similar to the 28 compared cities. Gaylord's present population is using approximately 150 acres for residential purposes, 30 acres for commercial activities, nearly 50 acres for industry and railroads, 125 acres for public and semi-public and parks, and 160 acres for streets. Residential land uses occupy nearly 30 percent of Gaylord's developed area which is somewhat lower than the 34 percent average for the compared cities. Commercial uses occupy over six percent of the developed area in Gaylord, which is nearly double the percent of area devoted to this type of land use in the compared cities. Industrial and railroad uses are somewhat lower than the compared cities with eight percent of the developed area of Gaylord devoted to this purpose compared to over 10 percent of the other cities. The lack of park space in Gaylord is clearly pointed out in the comparisons made in Table 3. The city has less than one percent of its developed a_r ea devoted to parks, whereas in the compared cities over five percent of the developed area is dedicated for park purposes. Public and semipublic uses in Gaylord occupy a considerably larger share of the developed area. Streets and alleys occupy a slightly higher percentage of the developed area than is true of the compared cities. �I I I I I I I I I I I I I I I I I I I - 14 Table 4 LAND USE AND POPULATION RATIOS Gaylord, Michigan Vandalia, - Jackson, Illinois Missouri Gaylord, Michigan Oconto, Wisconsin LeMars, Iowa Single-Family Residential 5.68 6.85 5.09 6.03 8.48 Two and Multiple Family Residential 0.23 0.49 0.28 0.11 0.23 Commercial 1.12 0.60 0.51 0.74 0.57 Industrial 0.90 1.90 0.71 1.36 0.89 Railroads 0.72 1.31 0.73 0.53 0.41 Parks 0.08 2.29 1.96 0.61 1.16 Public and Semi-Public 4.71 2.19 3.36 0.80 0.87 Streets 6.12 7.18 5.53 6.76 4.08 19.56 22.83 18.17 16.94 16.69 Land Use Classification Total Developed Area �I l " I I I I I I I I I I I I I I ,r--------------·-...::c:: 1- r--- • ' " ' "1.0, .... (ll,. 1-UU 10.,,11 11,.. , .. llu, l~ • Olc ... , Al0,11ac:u foU ,T 11144 • 1uo.,,. (IW'SI, C 'T Y ,uN~•hC. C01-.!M 155ION GAYlOI.O MICHIGAN DISTRIBUTION OF DWELLING UNITS - f 9 (, 5 & 1985 • ONE DOT REPRESENTS FOUR DWELLING UNITS OR FOURTEEN PERSONS, 19f>S • ONE DOT REPRESEN TS FOUR DWELLING UNITS OR FOURTEEN PERSONS. 1985 PLATE 2 �• • •I I I I I I I I I I I I I I ~ - J,.5 - Dwelling Unit Distribution The present distribution of dwelling units within Gaylord is shown on Plate 2, with one dot equalling four dwelling units. This distribution of dwelling units was determined from the land use survey which counted a total of 744 dwelling units within the city. The present distribution of dwelling units is a reflection of the existing land patterns within t he community. With the exception of the central area and a few large public open spaces, the population is fairly uniformly distributed. This population is concentrated in and around the central part of the total corporate area and, to some extent, is scattered along the major highways leading from the city. Future Land Use Needs Estimates of future land use needs for the community can be developed from past trends in the relationship between land use and population. Acres of land used per 100 persons in Gaylord is compared with four other cities of similar size located in the states of Wisconsin, Iowa, Illinois and Missouri. Table 4 shows the definite similarity between Gaylord and the compared cities in land use and population. These communities are using approximately five to eight acres per 100 persons for single-family residential purposes and a very minor amount of land for two-family and multiple-family residential purposes. There is a definite similarity in the amount of land per 100 persons used for commercial purposes in the other cities; however, Gaylord is using over one acre per 100 persons, which is considerably more than the compared communities. A variation is found in the amount of land used for industrial and railroad purposes, and Gaylord is using less area for these purposes than all of the other communities except one. It is significant to note that Gaylord is using nearly five acres per 100 persons for public and semi-public uses compared to the next highest of 3.3 acres per 100 persons. This ratio will undoubtedly increase in the future. Gaylord is using an average amount of land per 100 persons for streets and alleys. The probable future land use needs of Gaylord are based upon the 1985 estimated population of 4,700 persons. The present population is using 19.56 acres of land per 100 persons for all types of land uses. The amount of land needed for every 100 persons is expected to decrease slightly; however, the land required for various types of uses is expected to alter significantly. Future land use requirements for Gaylord are shown in Table 4. �I I I I I I I I I I I I I I I I I I I - 16 - The acres used per 100 persons for single-family residential purposes will increase slightly to six acres per 100 • persons, recognizing the recent trends toward larger lot sizes. With the development of highway commercial activities in the Gaylord area, it is expected that the amount of land used per 100 persons for commercial activities will increase to approximately 1.50 acres per 100 persons. Similarly, industrial needs are expected to increase to approximately two acres per 100 persons. As previously noted, the amount of land in Gaylord devoted to park purposes is unusually low. Based upon national standards, the future needs are estimated at one acre per 100 persons of population. As previously noted, the amount of land in Gaylord devoted to streets and public rights-of-way is extremely high. This ratio should decline in the future as new areas are planned and more spacious street developments and larger block sizes are developed. Commercial and industrial land uses are expected to increase significantly during the next several decades. The increases shown in the table reflect a trend toward larger floor areas in stores and industrial plants, greater parking requirements, and increased needs for open storage and expansion. Based upon these ratios of land use and population, the future population of 4,700 persons would require a total of 890 acres of land for urban purposes. This would require nearly 380 acres of vacant land to be absorbed for urban land uses. An additional 140 acres would be required for residential purposes, 40 acres for commercial, 75 acres for industrial, nearly 50 acres for park, and only an additional 40 acres for public and semi-public purposes. It is expected that the total amount of land needed for streets will only increase from 160 to 190 acres. The present use of 511 acres would increase to 890 acres occupying nearly all of the present corporate area of the community. The foregoing analysis indicates the amount of land that should be provided in the future land use plan and indicates the amounts of commercial and industrial areas that should be provided for in zoning areas within the present corporate limits and within the areas immediately around the corporate limits. Land Use Plan The proposed land use arrangement for a future community of 4,700 is shown in the Land Use Plan (See Plate 3), which generally indicates the areas proposed for residential, commercial, industrial, and open space uses. The Land Use Plan is a synthesis of the economic population and land use studies. Concurrent consideration was given to circulation and street planning, community facilities, open spaces, and the total potential of the site. �I I I I I I I I I I I ~ '\ ,,......... \ \ \ - + - - - - = =-------- ------- ~\ ": .~.: ( T " ". \ '(.l .,.,_r t .. • )( ,, I ':: \ :.·/' \1 \,.._ , __ ( --- I - --- - □, i ,, ' - j.!:7;, ] l I . I I --; I 1 ; "i- , I - ,.. . I l ,·:-.$ I _ _ _jI I I I I I I I I •t>0 ,1'1' ot,,t 'TO c;o-..F USE LAND D ~ D • E23 - C.OU'l..'5.'- I PLAN - 1985 RESIDENTIAL COMMERCIAL PUBLIC AND SEMI - PUBLIC. PARKS, SCHOOLS AND HOSPITALS INDUSTRIAL AND RAILROADS MAJOR STREETS PLATE 3 �I I I I I I I I I I I I I I I I I I I - 17 - This plan contemplates the rehabilitation and rebuilding of the central business district as the continued focal point of commercial activity within the community and within the trade area. Residential development has been confined fairly well to create proper population densities. Industrial development has been held to the existing industrial areas along the railroad tracks and in a new area located along the west side of the Interstate Highway. Recreational activities and open spaces have been created to serve the various residential areas. Residential Areas The development of three major residential areas, with park areas to serve as focal points for each residential area, are contemplated. The existing elementary school located on the south side of the city would serve the present residential area south of Main Street and some proposed residential developments also south of Main and to the east of the existing school site. A second residential area would be located north of Main and east of the railroad tracks. This residential area would primarily be served by a proposed elementary school, athletic field, and park area on Hayes Road. A third and smaller residential area would include those areas west of the railroad tracks, served by one 10-acre park area. A desirable future distribution of dwelling units within Gaylord was developed concurrently with the land use studies. One dot on Plate 2 equals four dwelling units of the 1985 population of 4,700. A greater part of the new dwelling units are expected to locate to the southeast, northeast, and north, with lesser increases along the west city limits. The future distribution also contemplates a limited amount of filling in of certain of the vacant areas in the north section of the city. This proposed distribution of dwelling units suggests a generally balanced pattern and does not contemplate extensive dwelling unit development beyond the planned residential areas of the community~ The planned future distribution of dwelling units should result in an adequate density of dwelling units so as to provide a sound urban pattern. Generally speaking, the density of the new and growing areas is slightly less than the density of the present developed residential areas of the city. In the usual residential neighborhood, approximately one-half of the land is used for residential purposes with the remaining one-half used for streets, schools, parks, churches, and parcels of vacant land. A residential development with lots averaging 7,500 feet in area produces a density for approximately three dwelling units per acre, in contrast to large lots (20,000 square feet) where the average �I I I I I I I I I I I I I I I I I I I 18 denstty would be one dwelling unit per acre. - The Land Use Plan and the dist r ibution of dwelling units shown on Plate 2 provide _a density of approximately two to three dwelling uni ts per acre. This density is adequate to provide normal urban services at reasonable costs. Commercial Development Under the proposed plan, the central business district would remain the dominant commercial center of the city. Recognizing the need for highway commercial developments, the plan proposes the commercial development at Main Street and the Interstate Highway on the west side of the city. This is in line with the economic requirements for greater recreational-tourist commercial activity, with planned touristoriented facilities at the various interchanges along the Interstate Highway. This commercial center would be used primarily for motels, restaurants, and various entertainment and recreational activities. It is expected that the commercial uses south ·of the city would also be highway and touristoriented. Continued u~e of this area has been provided in the plan as well as a new smaller commercial center to the north on Old Highway 27 at the north city limits. This commercial area would _be primarily for service of residential uses. Parks and Open Spaces - Although Gaylord has a large amount of land dedicated to various open spaces, only a limited amount of land has been provided for actual park use. The comprehensive plan proposed the development of three major recreational park areas within the corporate limits. The present city park and community school on the south side of the city would be enlarged by approximately 30 acres over to a proposed extension of Grandview Boulevard. A completely new and enlarged park, recreation and educational complex is proposed in the 40-acre tract on Hayes Road. This proposed park area would serve the residential area north of Main Street and would also provide_ athletic field facilities for the entire county. The third and smaller open space has been proposed in the west side of the city to serve the immediate residential area. Industrial Areas Industrial development is proposed to be continued along the railroad tracks along the southeast side of Gaylord. However, future industrial growth is primarily expected to take �I I I I I I I I I I I I I I I I I I I - 19 - Table 5 • FUTURE LAND USE REQUIREMENTS Gaylord, Michigan Acres of Land Per 100 Persons Land Use Classification Needed by 1985 Acres of Land Used in 1961 5.68 6.00 147.6 0.23 1.12 0.90 0.72 0.08 0.20 1.50 2.00 o. 70 1.00 6.1 31.2 23.5 18.8 2.1 4. 71 6.12 3.50 4.00 122.5 159.1 19.56 18.40 510.9 Used in 1965 Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total Acres of Land Needed in 1985 (1) Single-Family Residential Two and Multiple Family Residential Commercial Industrial Railroads Parks Public and Semi-Public Streets and Alleys Total (1) 280 10 70 100 30 50 160 190 890 Based on a population of 4,700. �I I I I I I I I I I I I I I I I I I I - 20 - place in the large industrial area along the west side of Interstate 75. Tllis area would be served by the interchange on the Interstate Highway in Gaylord at M-32 and by an interchange to the south with Old 27. The area is also close to the existing Otsego County Airport. Thus, the proposed future industrial area would be provided with highway access from the Interstate Highway, with a major east-west highway and with ready access to airport facilities. The Land Use Plan provides for a total urban area of 1,500 acres. Of this, approximately 680 acres has been set aside for residential development. The plans provide for 200 acres of commercial development which is ample to meet the estimated 70 acres shown in Table 5. The industrial areas shown in the plan are far in excess of those needed for the City · of Gaylord; however, this industrial area is designed to serve the long-range needs of the entire county and is coordinated with the Land Use Plan for Otsego County. A total 70 acres of park space is provided in the Land Use Plan which is in excess of the required 50 acres shown in Table 5. �I I I I I I· I I I I I I I I I I I - 21 - THOROUGHFARE PLAN The movement of traffic throughout a community can best be accomplished by designating and improving to desirable standards relatively few strategically-placed, direct and continuous routes. Control is facilitated and movement becomes more continuous, even when the traffic is concentrated on a few thoroughfares, than when it is dispersed on most of the streets within the community. The major streets can be improved with w~der and heavier pavements to accommodate ordinary traffic:. as well as the movement of trucks and heavy vehicles. The remaining minor streets, which would constitute three-fourths of the total street system, can then be relatively narrow and lightly paved. Thus, the cost of the original construction of the street system as a whole can be substantially reduced and the expense of street maintenance can be held to a minimum. Further, as the preponderance of traffic can be diverted from residential neighborhoods -to the streets in such areas, such streets will be safer to use and will be less noisy. Present Street System Gaylord's street system has developed gradually since the 1870's. During a century of evolution, the street system has grown through the dedication of many individual rightsof-way and subdivisions. These have been generally small and, for the most part, uncoordinated. The present system forms a gridiron pattern generally oriented due north, south and eastwest. Development of a gridiron system in Gaylord has created problems found in most communities; that is, there is little differentiation between major and minor streets, resulting in the division of traffic on many of the residential streets. Because of the original platting and fairly small blocks, there is an obvious excess of streets; in some instances there are streets every 300 feet in some of the originally platted sections near the center of the city. Gaylord is served by Old U. s. Highway 27 which enters the city from the north on Center Street, travels through the central business area on Main Street, and extends to the south out of the city on Otsego Avenue. Michigan Highway 32 is an important east-west route in northern Michigan and runs from Charlevoix to Alpena. This route follows Main Street through the entire length of the City of Gaylord. Interstate 75, a federal highway, is not a part of the Gaylord street system in the strict sense, but does provide access to the city from other parts of the county, the state, and the nation. Interstate 75 passes along the west side of the city with a traffic �I I I I I I I I I I I I I I I I I I I - 22 - Table 6 • EXISTING MAJOR STREET DATA Gaylord, Michigan Section Name of Street Main Street Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Congdon Road Hayes Roaq. Five Lake Road McCoy Road Dickerson Road Murner Road Right-ofWay Width Pavement Width 80' 66' 66' 20' 20' 20' 66' 66' 66' 66' 66' 66' 66' 66' 66' 20' 20' 20' Limits to Limits Limits to Main Main to Limits Morgan Road Main to Limits Illinois to Oak Ohio to Center Morgan to Hayes Main to Congdon Morgan to Hayes U.S. 27 to East M-32 to South M-32 to North Type of Paving (1) Name of Street Main Street Center Avenue Otsego Avenue Ohio Avenue Fourth Street Mitchell Street Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Concrete with Bit. Con. Surface Oil Seal and 1,320' Gravel Oak to Elm Bit. Agg. Bal. Oil Seal Bit. Agg. Center to Otsego 39' Wide Congdon Road Hayes Road Unimproved Earth 3,328' Oil Seal Bal. Unimproved Earth Morgan to Old 27 Bit. Agg. Bal. Oil Seal Bituminous Aggregate Bituminous Aggregate Bituminous Aggregate Five Lake Road McCoy Road Dickerson Road Murner Road ; (1) Conc rete, bituminous,-•oiled, gravel (2) Good, fair, poor ** 20' 20' 20' 20' 20' Condition(2) Good Good Good Fair Fair Fair to Good Poor Fair to Poor Good Good Good Good �I I I I I I I I I I I I I I I I I I - 23 interchange at the south end of the urban area where it crosses Old U. s. 27 and on the west side of the city where it crosses Michigan Highway 32. Gaylord presently bas a fairly adequate street system, consisting of Main Street which bisects the city in an eastwest direction, Murner Road, Center Avenue, Ohio Avenue, and Hayes Road which run north from Main Street, Sand Road, Otsego Avenue south of Main Street, and a fairly continuous number of east-west routes consisting of Congdon Road, Five Lake Road, Mitchell Street, Fourth Street and McCoy Road. Data on the existing major streets within the Gaylord area is shown in Table 6. By-and-large, most of the right-of-ways are 60 foot with the exception of Main Street which has an SO-foot right of way. The Interstate Highway, not actually a part of the internal street system, has a right-of-way width of 400 to 500 feet. All of the existing major streets in Gaylord have two moving lanes with various widths for parking lanes. Most of the paving is bituminous and is generally in fair condition~ Lack of continuity found in some of the major thoroughfares in the southern part of the city is one of the major problems of the present street system. For example, Fourth Street does not run continuously east-west; there is no connection between Grandview Boulevard and Center Avenue, Maple Avenue, or Hayes Road. There is also a lack of any adequate connection between several of the north-south routes such as Wisconsin Avenue with Ohio Avenue. Another problem is the absence of cross-town routes in the northern part of the city. North Street, for example, does not run continuously between Ohio Avenue and Hayes Avenue. There are five railroad crossings of existing streets with the New York Central Railroad tracks within Gaylord. A number of these crossings do not have proper protection. Traffic Patterns The average daily traffic flow in Gaylord for the major streets within the city and on important county roads is shown on Plate 4. These traffic volumes were obtained from counts made by the State Highway Department in 1962 and from traffic counts made by the Automobile Club of Michigan within Gaylord in 1963. Some of the counts were obtained from the County Road Commission's survey made in 1959. As is apparent, the most important corridor of traffic through the city is Main Street, which bad a peak 24-hour traffic volume in excess of 15,000 vehicles within the central business district. As would be expected, the next highest volumes are found on Old u. s. 27 with some 4,400 cars on �I I I I I I I I I I I I I I I I I I - 24 Center Avenue north of Main Street and some 7,700 cars on Otsego Avenue sout'h of Main Street. · The traffic volumes on Main Street reduce very rapidly at the edges of the urban area with some 3,700 vehicles on Main Street or U. S. 32 just east of the city limits • . Twenty-four hour traffic volumes on the Interstate Highway are approximately 3,000 to 3,500 vehicles per day, however, much higher volumes exist during the summer months. Most of the traffic on the Interstate is through traffic; it does ,not originate or have its destination within the City of Gaylord. Traffic flow on most of the other streets within the city is less than 1,000 cars. Mitchell Street does have some 1,600 cars in a 24-hour period just east of Court Avenue. The traffic counts indicate that there is a fairly wide dispersal of cars traveling over the other streets both major and minor - within· the community. For example, approximately five of the streets south of Main Street have traffic flows between .700 and 1,000 vehicles. This indicates that none of these streets is functioning as a major street; that all of the traffic is dispersed widely over all of the residential streets within the area, much to the disadvantage of the residential amenities of these areas. Traffic in urban areas is expected to increase from four to five percent per year; thus, by the year 1985 traffic is expected to increase approximately 100 to 125 percent. For the purposes of estimating future traffic volumes in Gaylord, the existing traffic flows can be increased by 100 percent for the 20-year period. Application of this increase to certain existing volumes · reveals some significant increases; for instance, traffic flow on Main Street by 1985 would be in excess of 30,000 vehicles in a 24-hour period compared to the present range of 15,000 cars in 24 hours. Proposed Thoroughfare Plan The proposed thoroughfare plan bas incorporated as many of the existing streets within the community as possible, with the number and length of proposed thoroughfares held to a minimum consistent with sound planning principles. The street plan was developed in conjunction with the highway plan for the county and with the land use plan to insure proper development and access to all future land use development within the city. (See Plate 5.) The proposed major street system in Gaylord would consist of three major north-south routes - Wisconsin-ObioMorgan, Otsego-Center and Hayes Road. The east-west routes would consist of Congdon Road, Five Lake Road, North Avenue, Main Street, Fourth Avenue, and Grandview Boulevard. In order to complete this system of major thoroughfares, several extensions and improvement of existing major thoroughfares would be necessary. �•I I 1· I I I I I I I I I I I I I I I I ~ 7 t. t- \• !'I \ 11 ) H I DDEN V~Ll[Y J "':j _, 5KI - [tj. . -- lI - \I t - [J ~ - ... I ) 0 0 -/' 'I ,. Cl"'t"i a.• I - ~' ~ ~ = - · r1rm=-~ 11~1 ... \ ' I - · ,\ ::· -~:_...;-t= · ::! -r- - - .-~~ I . . 1··":.~-----=-·=::::.::::.:.::.·( -~' ' \':[ - - --- ,, :) ,:• - __ ii ;::: M-3'2. ~ - , 1 §i~ ~ I g,c::l " ? ..,,,.. ~- ! - I • I . :::·:::: -::: ·- OTSE.GO 1 I ..J. COUNTY Al RPOR.r TRAFFIC PER VEHICLES F LOW ~'/! ENTY - FOUR 1965 HOUR PERIOD 0 GRAPH IC. SC.ALE PLATE 4 �I I HIDDEN V~LLEY L - - I I I I I I I I I I I I I I I CLUB '-------~II . I LJ ---------- ~E ~E ~II E ~ ., - ffl MAJOR --: STREET PLAN = EXISTING MAJOR STREETS PROPOSED MAJOR STREETS MINOR STREETS PROPOSED STREET VACATIONS • RAILROAD c::Jc::J - I I . CROSSING ELIMINATIONS L-J �I I I I I ST~E.ET ~· E Pldl.KINy LANE LANE® LEFT STAN Dl\"-D AIMT su.. 1,e Z-u.,..Ufll ACCEPT 0 Al'>LE ,h Ja &MJ,Hl. Ja rizD . ,. , - S10fWA\.IC...~ J....OW LINt ~~ ni- ~ :i: I 10 11 I ! 0·10-,·, ro~· ,J I I !I d 1 Sll..lPl d] f--.. E. QUI 80' il-.OW I ,-P AI NT / I ~ , _ _o_· I I n I ,;;:O'-~H I I1. ~ H 11 . G.O' 11...0W ;B" 1Z' f- l ' C. ~- -· 10 · TO I~' YOUHl,-.Mt ~ I I t<.' TO 19" I LtJ,.A.fJIC lAlll fDOf UNf tt>Cil f--..lGHT-OF-WAY ~ vu.. 1,..&Lt ~ ' Ji I (Ci"-ASS STll..lP AND SIDEWALK) U .. AfflC LAN£ f D ( j l ' . n MINIMUM -··1 '' l'>O"-DEft...~ LANES ONLY) 10' -- MWIANQ) (TO T"-AFFIC - ~ I E.LE.MENT5 l'>Al-..1(..IE"-. CU"-.1'> CLEA"-ANCE TUlN CI)) ll' "E M E. N T S 100' 11...0W. IZO'kO. W N I I I I I I I I I C ~OS S - S E.C TION (1H"-.U O"-. y ~ f0 ~ TH o~o u G H FA ~E s Tft...AFFIC T I I I I I s TA N DA~D s G [_ N t ~AL MAJ 0 ~ le 2 TkMFIC L,l.NE s ® 0 PAkK..IN6 LANES STANDH... D 2 H.AfflC L,l.NES® 1 P,l.JP...KIN6 LANE AC.Cf PTAME 500-(750) 0 STANO,l.J..0 2 TkAFFIC L,l.NES ® ACCEPTAIHE SS0 ·(850)+ SlANDA/1...D 2 PM... K..IN6 LANES 3 H.MFIC LANES@ 0 PAkKINO L,l.NtS ~CCEPTA&LE (11SO)• STANDAJP...D SS0-(800)• <.OO·C8SO)• (.50-(1100)+ - (1300) 0 3 H... AFFIC LANES @ I PAJ..KINCi LANE MINIMUM (950)· ACCEPT ASLE (1150) 0 SlANDAkD ;) H..MFIC LANES @ 2 PAkKINCi LANES MINIMUM (1350)• ,l.CCE PTA!>LE (1500)• STANO.-.,._D (1(.00)• 4 TkAfflC LANl5 (i) 0 PAkKIN<i LANES MINIMUM 000 ACCEPTA!>Lt 850 STANDA'--D 1100 4 TkAFFIC L,l.NES I LEFT 1Ul'...N LANE 0 PAI..KIN(i L,l.NfS CD (1300) • MINIMUM 10,0 AC.C.f PTA!>LE IZSO STAHDAJP....D 1~00 4 TkAFFIC LANlS CD 2 PAl'...KIN(i LANES MINIMUM 900 ACCEPTAIILE 1200 STANDAJP....O 1400 4 T/1...AFFIC L,l.NES CD 1 LEFT TU'-N L,l.Nf Z PAJ...KIN(i LANtS M I NIMUM 11,0 ACClPTAe.LE 1300 SUNDAJP....O IC.00 II CI) THE LEFT TUl'...N LANES MAY I;[ 10' WIDE WITHOUT SO-.IOUSLY IMPAk l NCi OPE!l-.ATION (V WHfk[ PAJ..KINCi LAN[S Akf TO !>E USED ,l.S PlAK-HOUk TJ..AFFIC LANES, TH[Y SHOULD !>E DESIGNtD 10 H.AfflC LAN[ @ STANOA'-DS WITH J...EuAkO TO CUk~ CUA'--,l.NCt LAN[ WIDTH, ,l.NO P,l.lNT STJ..IPE LOCATION. IF THE M[DIAN CONTAINS ,l. L[fT TU'-N LAN[, THE LEFT Tu,:..N L,l.Nl WIDTH (10·-12·) MUST H MlDl,l.N WIDTH. THE LA'--Cilk bOkDt/1... WIDTHS SHOULD H USED ON THt WIDl/1... C'--OSS-S[CTIONS ADDED TO THE @ G) NO MEDIAN 15 CONSIDE'-.EO ON TH[S[ CkOSS-SECTIONS © (?) THES[ CJP...055-SECTIONS AkE fOJ... ONE-WAY TI..AfflC ONLY. THES[ o . . oss-SECTIONS Al-.[ fO'-. TWO -W AY T'-AfllC ONLY PAlt..KIN(i Pt'-.MITHO ONLY WHO...f P,l.lt..KIN(i LANES PkOVIDtD. NUMbl'-.S UN0[/1... O ..OSS-StCTION CLASSIFICATIONS D[SIGNATt DESIGN CAP,'\CITY IN VEHICl[S P[/1... HOU'-. bY c,:..oss-StCTION PLAIN NUMM'-S All..t FOk TWO-WAY TkAfflC-PA/1...!NTHESIS NUMM"'-S A'-E FO'-- CNf·W,'\Y 11-AfflC. DATA TAIC.fN Fl'...OM OfSICiN CAPACITY CHA'--TS FO'-. SICiNMIZtD SlkElT ,'\NO HIGHWAY INTfkStCllONS, bUlt..lW Of PUHIC '-OADS, kEVISfD I9S9, WllH THE fOLLOWIN(i ASSUMPTIONS : 10¼ Tl'...UCK.S - 20% ll.I6H1 TUl'...N - 10Y. LEFT TU'-N - NO !>US STOPS· 61'...EtN/CYClt 4SYo· NO SEPA'-,l.ll LlfT TUl'...N SICiNAL-P,\'-K.INCi Pl'...OHlblTtD 100 flll fl'...OM I Nlll'...Sl(T IO N •DOWNTOWN Al'...lA (fOI.... ONE-WAY STl'...llTS ONLY) +f'-lNCit "'-f,l. (fO k ONf-WAY SlkflTS ONlY) INltl'...MlOl,l.H Alt..E,l. FO,:.. TWO-WAY H.ArFIC VOLUMES •4) ,...,.,,:,.,11 '"'°"""' • ho).._.,(,l•• ~-_. . . . •.:;::4.!~:C~!!t~~.,:.,"'t.~ • -1 u,,.1.-100, •'tlO ,.., • ••-<- 0f llDI"' • •ur11 MO( t ~u '; ,w:.!. ..rov 0, '"°"'-'" , .,,_ '"' MAllAfilO tAlltiOI011tfW Af<O AUOCIAll) 1 1l()w I... ..o.n..c. ""' Of ~ !:'~ 1• ~~:",~ll, t,o,~t•": " ll • ~ ..~,.-01.(A#I '•°''"" "IG GAnOt0 C 1'1' •:~,•:!(ul~ I . i C~•v. !r.~ ION M ICHIG~N PLATE 6 .', j �I I I I I I I I I I I I I I I I I I I - 25 - One of the mpst important proposals of the thoroughfare plan is the re-routing of traffic from Main Street within the central business district. It is therefore recommended that through traffic using Old U. S. Highway 27 continue south on Center Avenue from Main Street to Second Street, travel two blocks westward to Otsego Avenue, and then resume south along the present route. One of the most serious points of congestion in the city is the two-block section on Main Street between Center Avenue and the railroad tracks. This would relieve this congested area of through north-south traffic. Main Street would, of course, continue to handle through east-west traffic. This by-pass route would not require any new rightsof-way with the exception of rounding the northwest corner of Second Street and Center Avenue. There is a definite lack of through streets in Gaylord south of Main Street. The thoroughfare plan would provide for a new north-south route which would primarily consist of an extension of Grandview Boulevard northeasterly into Hayes Road at Main Street. This route would enable all traffic entering the city from the east which is destined for the southern parts of the city to by-pass the central business district. It would also provide a boundary for the proposed expansion of the school and park site. Much of the right-of-way for this route could be acquired as properties are subdivided, and the land is dedicated for future development. The land use plan indicates a need for some improved east-west routing in the northerly part of the city. It is, therefore, recommended that North Street be developed as a continuous route from Ohio Avenue over to Hayes Road. This would require several new sections of rights-of-way as shown on Plate 5, which also could be acquired as these areas are subdivided in the future. Several other adjustments to the major street system are recommended in the thoroughfare plan. It is proposed that Wisconsin Avenue be re-routed into Ohio Avenue, as shown in the plan, to an area that is presently under consideration as a shopping center. A second improvement would be the extension of Fourth Street from Maple Avenue easterly to the Grapdview Boulevard extension, providing continuous east-west traffic from Hayes to Wisconsin. Five Lake Road and Congdon Road would continue to provide important east-west major routes in the northern part of the city. The recommended cross-sections for the proposed streets are shown on Plate 6. �I I I I I I I I I I I I I I I I - 27 THE CENTRAL BUSINESS DISTRICT Gaylord's business district serves as a focal point for a majority of the community's varied economic and social activities and as a trade and tourist center for the surrounding territory. The present business area is comparable with that of other communities of similar size. Most of the buildings were erected many years ago, and today are approaching obsolescence. The area grew without any real direction, being developed by many separate individuals without consideration for the entire area. The present street system is fairly adequate; however, in previous years a great volume of through traffic was forced into this central area. Although there is a sizeable amount of on-street parking, very little off-street parking has been developed. Little, if any, attention has been given to pedestrian access other than provision of standard sidewalks. Land Use Pattern The preponderance of commercial development is found along the frontages of Main Street from the railroad tracks to Center Avenue, a three block distance. This area contains the primary retail and walk-in commercial facilities. Commercial uses are also found along Main Street from the railroad tracks west to the Interstate 75, but they are more in the nature of automotive-oriented commercial facilities such as restaurants, filling stations, and entertainment facilities. Commercial uses are also found along some of the streets crossing Main Street, although to a lesser degree. The greatest secondary concentration is along Otsego Avenue primarily south, and to some extent north, of Main Street. Commercial uses have scattered in and around Hurst and Second Street south of Main Street. These commercial uses in Gaylord primarily form an elongated pattern which does not provide the most efficient and desirable type of commercial center. Only a limited number of industrial uses have intermixed with the commercial uses within the commercial area. A railroad track crossing Main Street has provided a barrier for commercial uses to the west. Gaylord's business district is not totally prepossessing in its appearance. Although there have been a number of buildings remodeled in recent years, a number of which are along the Tyrolean architectural line, many remaining buildings are old and obsolete. In addition to the obsolete buildings, the presence of numerous signs and overhead telephone and utility �I I I I I I I I I I I I I I I I I I I wires and poles ·add to the cluttered appearance of the area. Any re-planning of Gaylord's business district should give serious consideration to the aesthetic improvement of the total area and all of the buildings within the area. These conditions are not peculiar to Gaylord. Practically every city has recognized the poor appearance of its central area and is attempting to accent attractiveness in order to successfully compete with newly developing centers. Street Pattern The streets of Gaylord's business district are laid • out in a system running north-south and east-west. Through traffic is concentrated ·on Main Street and there are no parallel streets that are used to by-pass traffic around the area. Early problems of the business district were created because both U. s. 27 and Michigan 32 passed directly through the area on Main Street. The completion of Interstate Highway 75 removed much of the north-south traffic; however, there continues to be a considerable amount of through traffic on Michigan 32. Through traffic does not add to the activity of the area and represents a detriment to the area's future function. The right-of-way width of all streets within the central area is 66 feet with the exception of Main Street, which has an 80-foot right-of-way. Traffic volumes within the central area are comparatively high for a community of Gaylord's size. Traffic volumes on Main Street, between Center and the railroad tracks, are in excess of 15,000 cars in a 24-hour period. A high volume is also found on Otsego Avenue south of Main, with 7,700 cars in 24 hours. West of the railroad tracks, the traffic volume decreases to 9,200 cars in a 24-hour period. North of Main Street on Old Highway 27, the volume is more than 5,000 vehicles. Minor traffic flows are found on Mitchell Street, First Street and Second Street - all less than 1,000 vehicles in 24 hours. Peak hour traffic volumes generally represent ten percent of the total 24-hour traffic flow. The highest peak hour volume within Gaylord's business area would be on Main Street at Court Avenue, with a peak flow of approximately 1,500 vehicles. The capacity of this street, assuming 500 cars per lane, would indicate that traffic flow on Main Street is reaching a critical point, especially during the peak-hour periods and during the summer months. The peak flow, however, on the remainder of the streets within the area, does not appear to be critical. There is no need for any major pavement widening. �I I I I I I I I I I I I I I I I I I I - 29 Parking Facilities Existing parking facilities in the business district consist primarily of curb spaces with only a small amount of offstreet parking. The following review of the use of parking facilities indicates that while there are a number of curb spaces, there is a definite need to provide additional offstreet parking facilities. The types of existing parking facilities are summarized in the following: Type of Parking Facility Number of Spaces Street Parking 2-Hour Meters 2-Hour Meters - Summer 12-Minute Meters 12-Minute Meters - Summer 10-15 Minute Posted 12 10-15 Minute Posted 2-Hour Posted No Limit Total Off-Street Parking Public Lots Private Lots Total Total All Parking· 110 89 2 2 15 108 54 15 380 51 289 340 720 There are a · total of 720 parking spaces within the central business district study area. Of the total, only 340 (or 47 percent) are off-street spaces, with the majority being on~treet parking spaces. Most of the on-street parking space is ·2-hour posted or 2-hour metered, These, with the no-limit spaces, total 304 parking spaces which can be used by persons parking for a fairly long period of time. Only 42 percent of the parking spaces within the central area are designed for tourists or for shoppers remaining parked for less than two hours. It is unfortunate that, of the 720 existing spaces, a total of 289 are private parking spaces, representing 40 percent of the total parking within the study area. The off-street parking facilities within the business district are generally inconvenient and are not easily accessible to the commercial frontages along Main Street. A parking turnover and accumulation study was conducted within the study area �I I - 30 - I I I I I I I I I I I I I I I I I Table 7 · PERCENTAGE OF VEHICLES PARKING BY . TIME PERIODS Gaylord, Michigan Time Period ½ hour ½ to 1 or less hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more Time Period ½ hour ½ to 1 or less hour 1 to l½ hours l½ to 2 hours 2 to 2½ hours 2½ to 3 hours 3 to 3½ hours 3½ to 4 hours 4 hours or more · source: (1) Two-Hour Meters Two-Hour Posted (1) 80.2 13.2 3.8 2.1 0.2 0.1 0.1 0.1 0.2 100.0 68.1 15.9 5.0 3.5 2.0 2.0 2.0 0.5 1.0 100.0 Two-Hour Posted 50.0 11.1 5.6 16. 7 5.6 5.5 o.o 0.0 5.5 100.0 10 and 15 Minute Meters 71.5 21.4 o.o o.o o.o o.o o.o o.o 7.1 100.0 Private Lots Public Lots Unrestricted Spaces 11.5 13.6 6.2 5. 2 . 3.1 13.6 6.2 5.2 35.4 100.0 . 10.9·· 4.3 4.4 8. 7.. 6.5 , 15. 2 13. 0 .. 6.5 30.5 100.0 43.4 16.7 10.0 3.3 o.o 3.3 6.7 3.3 6.7 100.0 Survey by Harland Bartholomew and Associates, December 29, 1964 Two-hour posted, two-hour metered in summer. �I I I I I I I I I I I I I I I I I I I - 31 of the central business district. This study was carried out during the peak sKi season in 1964. A sample of all types of parking within the central area was checked every one-half hour and license numbers were recorded as part of the turnover survey. Results of this survey are shown in Table 7. Concurrently, an accumulation survey was made in which every parked vehicle within the study area was recorded every hour every day. The information on this survey is shown in the following: Time Period 9:00 10:00 11:00 12:00 1:00 2:00 3:00 4:00 5:00 6:00 Vehicle Accumulation 355 448 472 4~ 435 478 445 ~4 354 2W The accumulation of vehicles recorded on December 29 and December 30 were increased by a factor of 1.3 to produce the foregoing estimates of vehicle accumulation during the average summer day. A peak accumulation occurred at 2:00 in the afternoon with a total of 478 vehicles, which represented 66.5 percent of the total 720 available spaces. The next highest peak was found at 11:00 in the morning with 472 spaces occupied. In view of the fact that 289 spaces (or 40 percent) are private spaces, this indicates that all available public space was occupied during the peak period of accumulation. These figures are only estimates of summer accumulation and, on many days during the summer, these figures are exceeded. The highest recorded peak period during the actual time of the survey was 368 vehicles at 2:00 p.m. compared to 153 vehicles at 6:00 p.m., which is the lowest recorded parking accumulation. The percentage of vehicles parking by time periods is shown in Table 7 for one-half hour periods up to four hours or more. Similar to most communities, a greater percentage of the parking is taking place on the metered curb spaces for one hour or less. As shown on Table 7, 80 percent of the parkers in the two-hour metered spaces are remaining for one-half hour or less and 93 percent are parking for one hour or less. Similarly, in the two-hour posted spaces, 68 percent are parking for one-half hour or less and nearly 16 percent remain for one hour or less. �I I I I I I I I I I I I I I I I I I I - 32 On private lots, parking periods are for _longer times, with only 25 percent remaining parked for one hour or less and over 35 percent staying_ for four hours or more. Parking in the pu_b lic lots is also more on a long-term basis; only 15 percent utilized ·spaces for one hour or less and 30 percent remained for over four hours. · This turnover survey definitely indicates a very high demand for short-term parking as is evidenced by the use of the existing two-hour meters and two-hour posted spaces at the curbs. Also, there is no significant amount of long-term public parking available within the business area. The maximum accumulation of 478 vehicles in the central area essentially represents the existing demand for parking space. This total of 478 occupied spaces must be increased by approximately 15 percent for vacancy to allow time for entering and leaving spaces. Therefore, an additional 72 spaces must be added to the actual demand, producing a total parking demand of 558 sp·a ces within the study area. The present population of 2,568 in 1960 is expected to nearly double by 1985. The present parking demand can be expected to increase approximately two times, producing a 1985 parking demand for 1,100 spaces. The distribution of new parking spaces, based upon the turnover study, should be as follows; for every 100 parking spaces, there should be 41 one-hour spaces, 11 one to two hour spaces, 17 two to four hours spaces, and 31 spaces for four hours or more. 1 Hour or Less 1 to 2 Hours 2 to 4 Hours Over 4 Hours Total Percent Parked 80.7 7.6 6 •.4 5.3 100.0 Average Length of Time Parked 0.6 1.7 3.2 7.0 Space Hours Parked Per 100 Cars Parking 48.4 12.9 20.5 37.1 118.9 Spaces Required Per 100 Cars Parking 41 11 17 31 100 Of the existing 720 total parking spaces, approximately · 52 of every 100 spaces should be used for one hour and one to two hour parking space, for a total of 374 spaces. At the present time, there are only 253 spaces that are restricted �I I I I I I I I I I I I I I I I I I I - 33 - to two hours or less. Further, any elimination of curb park• ing spaces along Main Street through changes from angle parking to parallel parking and the elimination of any parking spaces on Court Avenue, would further increase the immediate demand. It is therefore estimated that there should be an additional 200 off-street parking spaces provided within the business district within the next few years to meet current demand. A total of 600 public parking spaces should be provided by 1985. Development Plan for the Business District The plan for the Gaylord business district contemplates a gradual rebuilding and rehabilitation of the area into a more compact shopping and big business center with improved appearance, adequate parking, a functional street system, and planned pedestrian circulation. (See Plate 7.) It is a - longrange plan designed to be carried out in stages; it is one that will take a number of years for realization. The plan will basically require revitalization of buildings, the development of several public parking lots, and some very minor street vacations for pedestrian malls. Land Use Development Fundamental to the proposed plan for the district is the rebuilding of a large, central core area consisting of an area generally bound by the New York Central Railroad tracks on the west, Mitchell Street on the north, Center Avenue on the east, and Second Street on the south. Many of the existing buildings within this area would be rehabilitated; others would be removed and replaced with parking facilities and commercial structures. As the community grows and the estimated population reaches 4,700 persons, this rebuilding and replacement will become more feasible. The plan contemplates a concentration of commercial development along Main Street from Center Avenue to the New York Central Railroad tracks, with a pedestrian northsouth orientation along Court Avenue from Second Street to Huron Street extended. The plan includes several suggested pedestrian malls within the area as shown on Plate 7. These are only a general application of the mall concept as a part of the long-range proposal. The malls are placed along the vacation of Court Avenue. A mall would run from Main Street north to a large series of public off-street parking lots north of the building frontages on Main Street. A second pedestrian mall would run south from �I I I I I I I I I I I I I I I I I I I - 34 - Main Street to First Street along the east edge of the proposed new city-county building. The third mall would run a short distance south of First Street within the Court Avenue right-of-way to a second proposed building of unique design. The building to the north and the building to the south along this pedestrian mall would act as focal points along this main pedestrian access. The third mall would provide access to a large proposed public parking area along the south side of First Street. The plan envisions the gradual rebuilding of existing buildings within the area and encourages the gradual development of buildings along the Tyrolean architectural - theme. The same type of architectural concept should be applied to the proposed city-county building in a subdued manner, and in a more elaborate manner to the buildings at the north and south axis of the proposed pedestrian malls. The existing . and proposed general locations for building groups are shown on Plate 7. Primarily, it is expected that commercial activity will be centered along Main Street and to a lesser degree along _. Otsego Avenue, the Court Avenue mall, and First Street. If additional commercial space is needed within the central area, the properties along the north side of Second Street between Court Avenue and Center Avenue conceivably could be used for special commercial facilities. No significant changes are proposed in the street system for the central business area other than the vacation of Court Avenue. It is recommended that Main Street, First Street, and Second Street function as important east-west circulatory streets within the business area. Similarly, Otsego Avenue and Center Avenue would provide major north-south circulation. A major change proposed for traffic within the central area would be providing increased capacities for Main Street. It is recommended that Main Street be changed to four moving lanes with two parallel parking lanes. It would also be possible to provide for ten-foot left turning lanes by eliminating parking at the intersections with Center and Otsego Avenues. Main Street would provide four moving lanes through the entire central area from Elm Avenue to Interstate Highway 75. To further reduce future through traffic on Main Street, Old Highway 27 should by-pass the central core area by directing through traffic entering the business area on the north to Center Avenue, south to Second Street and then westerly along Second Street to Otsego Avenue. This would require improved paving along this four block by-pass section for two moving lanes of traffic. �J I / . ~ ~ D D ~ EXISTING BUILDING G~OUPS TO fZ.tMAI N PR.OPOSED BUILDINGS . . . . .. . . . . . . ... . . . . . . -.~:-:-t·>-~' .I - ··.· . ....... . . . . ) T. MITCHELL ,..----- - - . . . . . ::> ..... . . .i:\:~·_;-_·t;_ ·c~ ·- _· . -· .·.-.-·_-: ·. :~ . . . . ·_· .· · - ~ ---- · ~L I<< : :: . . . -------..,_ .. . . ' : .... ...... .- .. ~ . . ... ... . . _j ·piJicic----PAP-..¥--111·G<- lLl ._:-_· ·. -~3'~.;-: @_·. _·..· ._·. ·_.. PfZ.OPOS cD C.I TY COUNTY E>UILDING RJSI DtNTI AL Al\.tAS OPEN SPACES I PI\.OPOStD PE-DfSTKIAN MALLS U51DtNTIAL !L (.________ I So AN6Lt SPACES CMN6to o PM.ULEL SPACES ~ GITY PLAN 6J..YLOP--.D, fr -~~~~j ~::;=;i ~=~~~~-:;, ----- C.OM/t\lS':>ION MIC.~16AN ·* "34 · co·ir> ·.- )P-A <is··.·: l.O'.i1_·.1o·SUJE1.·.VAUH f ·$OUrn .. ~0\11.1 . .·4-. .. . . . -or: . . . M. IN . . . . . . . . . . .. . . . . . . . . . . . . . . 0 "' sT. fl~ST ..J S r <t" a/. . . 1-lU.. Lli.ND eio.. rnoLOMEW AIJD ASSOCIAHS e, rTY PLANNf~S. llVIL tN61Hf-t"-S, WIPSCAPE ARCU/TECTS SAINT WUIS, MIS'>OUP-..l, MA.Y 19U, rose o. ·Ntw· z .. . .. . : ci. .l.L'r¥ . . . · S~OP~ . ·.. .1\ -E. ·_y . ·, ·-s:1-0:tN·T1 ·.. .·:. ·. ·. ·. J ./ 71 \~-~____::--_ •••• l:-.,...,.-''--;:::- ----'-:i>lh---dllfr.--'-t :~:l:a'"t:.....:.~~ ~~ ~ ~ ~d .~i;-__:]~,,/J~....J_/ ------ - - - - - -- t - _, --+~~--------.~~ , , - $ -~ f)LJSINESS ~ • --- ; fia; -a DI STf(I CT . ... . . . . : . .. •♦ -D-f N°t"l· kl- •••••• • •• • • • •• • • •• ..... . . ...... . . . . ...... . . . . . . . Sl 11 I r PLAN PLATE 7 �I I I I I I I I I I I I I I I I I I I - 35 - The development plan would provide an extensive system of off-street parking facilities within the central area. Many of these parking facilities can be provided in the areas that are presently vacant; however, in order to make the parking accessible and usable to the retail uses, it will be necessary to gradually acquire existing commercial and residential structures. The proposed parking areas are fairly well distributed throughout the area so that there is an equal amount of parking throughout all parts of the area. Proposed parking area A is located in the northwest section and would provide for a total of 76 spaces. This would require very little demolition of existing buildings for this public parking area. By far, the largest parking area would consist of all the off-street spaces in public parking area B. This area extends north from the buildings on Main Street, from Otsego Avenue to Center Avenue, and would provide for a total of 370 parking spaces. The service alleys north of Main Street would be retained in the plan. Court Avenue would not be connected with this proposed parking facility but would be provided with a cul-de-sac for the residential uses to the north. Access to this large parking area would be accomplished with two entrances from Otsego Avenue and two entrances from Center Avenue. Parkers would be able to circulate through the entire area with two-way traffic on all access drives. The third major parking area is shown south of First Street between Center Avenue and the vacated Court Avenue. This consists of the existing city parking lot which would be enlarged to provide for a total of 170 parking spaces. Additional parking facilities are shown in the plan through a combination of public or private spaces in the block bounded by Main, Center, First, and Court Streets. Also, additional parking facilities are recommended to the west along the New York Central Railroad tracks south of Main Street. There are presently 420 on-street parking spaces within the study area; of these, 370 spaces would be retained in the plan, as well as 300 existing off-street spaces. The proposed plan would provide for a total of 600 public off-street spaces, with 170 of the private spaces retained. There would be a total of 770 off-street spaces in the plan. The 370 retained curb spaces and the proposed 750 off-street spaces would provide for a total of 1,120 parking spaces. This plan meets the 1985 estimated demand for approximately 1,100 parking spaces within the central area. - ~ -- ---== �I I - 37 - COMMUNITY FACILITIES I I I I I I I I I I I I I I I I Community facilities in the form of parks, schools, and public buildings are integral parts of the physical structure of every community. They have a very definite influence on the community's appearance and livability, providing not only essential open spaces but often serving as focal points for community activities of all kinds. The availability and adequacy of various public utilities are a definite measure of the qua~ity and the desirability of a community. Existing Community Facilities The existing community facilities within the City of Gaylord have been developed over a period of many years. The present system of parks, schools, public buildings, and underground utilities have been developed by separate groups at varying periods of time, resulting in a relatively unrelated system of facilities within the city. Park and Recreational Facilities Although there .are a number of recreational facilities within Otsego County ·at the present time, only one park area has been developed within the City of Gaylord. This consists of a two-acre park located on the south side of Fourth Street adjacent to the Gaylord community schools. This park is a small, wooded, pleasant park but . does not provide any facilities. Although there are many recreational outlets for the population of Gaylord, there are no close-in recreational spaces. There. is one nine-bole golf course open to the general public just ioµth of the city on Old Hiihway 27. Both Otsego County and the State of Michigan operate parks on Otsego Lake, however, they . are primarily __canip1.ng areas. The City of Gail6rd has a totally inadequate park and recreational program, even for a community of its size. · A .de_termined effort must be made to develop a ·'proper park system in the future. School Facilities The Gaylord _Community School District is _one of the larger school districts within the county and provides both elementary and secondary education. The district operates one school site located within the City of Gaylord, generally on the south side of Fourth Street and east of Elm Avenue. The present facilities include an elementary school, which was built in 1957 and enlarged in 1964. Grades K-6 are taught in 24 classrooms within this school. The school has a total capacity for 720 students, compared to a 1964-1965 enrollment �- 38 of 658 students•. This represents an enrollment under-capacity of 62 students. Also located on the 40-acre site is the school district's junior and senior high school. Major additions were made in 1964 to the building, which was originally constructed in 1951. Both the junior grades, -7 through 9, and senior grades 10 through 12 are taught in the school's 32 classrooms. This facility has a total capacity for 960 students, compared to a present enrollment of 509 showing an excess capacity within this school for 451 students. The trends in public school enrollments in the Gaylord School District over the past ten years are shown in the following table: Year 1951-52 1955-56 1956-57 1957-58 1958-59 1959-60 1960-61 1961-62 1962-63 1963-64 1964-65 I I I I I K-6 Grades 7-8 9-12 K-12 452 504 486 491 524 566 561 663 675 674 658 104 130 141 120 126 153 156 153 131 153 177 204 224 205 210 256 283 302 333 315 336 332 760 858 832 821 906 1005 1019 1149 1121 1163 1187 School enrollments have increased nearly every year since the 1951-1952 school year, from 760 in the 1951-52 school year to 1,187 in the 1964-65 school year. A fairly uniform increase in enrollment has taken place in all grades - elementary, junior, and senior. Elementary enrollments have increased from 452 to 658 during the 10-year period. Similarly, junior enrollments have increased fr6m 104 to 177, and senior enrollments have increased from 204 to 332. This represents a 25 percent increase in elementary enrollments, a 73 percent increase in junior enrollments, and a 58 percent increase in senior high school enrollments during the past 10 years. Projections of future school enrollments indicate a total of 2,400 students for the entire county, an increase of 600 students over the current county-wide enrollments. It is expected that the Gaylord Community School District will receive a greater part of these increased school enrollments, or approximately 520 additional students. It is estimated that elementary enrollments in grades K-6 will represent 59 percent of the enrollment, grades 7 and 8 will represent 60 percent of the �I I I I I ,I I I I I I I I I - 39 - enrollment, and grades 9 through 12 will represent 25 percent of the total enrollment. This breaks down to an increase over current enrollments within the Gaylord Community School District of 310 elementary students, 100 junior students, and 110 senior students. The St. Mary's School in Gaylord currently has an enrollment of 610 students in grades 1 through 12. If St. Mary's enrollment increases at approximately the same. percentage rate as the public schools, there would be approximately 200 additional students by 1985. The plans for public schools for the Gaylord area assume that this increase will occur. Public Buildings The Gaylord Municipal Building is located on Court Avenue across from the county courthouse. The structure was built in 1912 and remodeled in 1949. The building is used for all of the city governmental offices including police, justice court, the city library, and an auditorium seating about 600 persons. Fire trucks formerly housed in this building were moved recently to a different building. The building is in fair to good structural condition, but would require extensive remodeling to provide the space and services required by the city. The city offices are located on the first floor in an extremely small area totally inadequate to provide efficiently the necessary city services. A large area on the second floor is devoted to an infrequently used auditorium seating about 600 persons and to a library. The space formerly used by the fire trucks is not being utilized at the present time. The Gaylord fire hall is located on the northwest corner of Otsego Avenue and Second Street, where the city's two fire trucks were moved recently. The building location and facilities are adequate to serve Gaylord and the surrounding area since the fire hall has immediate access to Otsego Avenue. This thoroughfare, in turn, provides immediate access to the central business area and to the industrial areas on the south side of the city, in addition to having access to Main Street for the east and west sides of the city. There are a number of other public buildings located within the City of Gaylord that would have a definite effect upon public building planning for the City of Gaylord. The county courthouse was built in 1891; additions and improvements were made in 1948 and again in 1951. The building is in fair to good structural condition. It is considered inadequate for present and future county needs. The United States post office in Gaylord is located on the business district on the west side of Court Avenue. The building and site are relatively new, but both are too small to provide adequate services to the present and future population. �I I I I I I I I I 1. I I I I I I I I I - 40 The Otsego qounty Road Commission offices and garage are located on Otsego Avenue south of the Gaylord business district. The structure was built in 1940 and has major additions in 1964. The building is a modern facility, adequate to meet the future needs of the road commission. The State Conservation Department has a district office and central repair shop in two buildings on Otsego Avenue just north of the County Road Commission building. The conservation department also has a large storage yard adjacent to the road commission storage yard. · Both ' of these operations are in a satisf~ctory location in relation to developments in Gaylord. The Gaylord State Police Post is located across the street from the conservation department building. These state and county functions are logically located within the city. Community Facilities Plan Long-range proposals for community facilities _. are . shown on Plate 8. The community facilities plan proposed the utilmate development of three city parks, a new elementary school, and considerable expansion of the sanitary sewer system and water system. The various proposals are discussed in the following: Recreational Areas The plan proposes the ultimate development of three recreational areas throughout the city. The present city park, located on the south side of the city on Fourth Street, would be expanded by approximately 30 acres. This park, the present school site, and the proposed expansion area would provide a total park area in excess of 70 acres. This park area would be located on the proposed extension of Grandview Boulevard into Hayes Road. This section of highway could be developed in an attractive manner and would provide an excellent view and appearance for this section of the city. This proposed expansion area should contain a complete unit of . neighborhood recreational facilities including playground equipment, hard ?urface courts, ball diamonds, and other active recreational facilities. A major feature of the recreation plan is a proposed 40acre educational and recreational site located on the west side of Hayes Road. This site would serve as a location for a proposed elementary school and for city and county recreational purposes. It is recommended that the area be used as neighborhood park for the area north of Main and east of the railroad tracks. This would include a complete contingent of neighborhood recreational facilities similar to those proposed a �I I I 1 ·: ;.. . -==.. ..... I HIDDEN 7 y ·,Ul[Y 5KI CLU & I I I • • • PROPOSED I FOR SITE CITY E PAR AND SCH t 30 ACRES) nr<.tGO COUNTY Ala.POft.T' ENDED DDITION COUQ.51{. =1~~~g~4=::;=;===:J= r COMMUNITY C.i'TY PHNN1NC, COMl•11S~ION G AY~Ol0 t,,1 1(MIG'-N FACILITIES PLAN - PARKS, SCHOOLS, HOSPITALS AND COURT HOUSE D ALL OTHER PUBLIC PUBLIC USES NEIGHBORHOODS .._ NAlLAfllD IAl1HOtOw t w AND ,UJOCl,.TU c:11••1•••1u. Cl•llMA l116< l• ·•~c,..,uo111Kn 1..iU lOl,111 Y •11U. 1. ' 4 111 11101,t• AND 5EM I- PLATE 8 �I I I I • • - 41 for the park to the south. In addition, it is recommended that this area be developed as a major athletic field for the entire county, providing a large track, stands, field house facilities within the elementary school, lighted ball diamonds, tennis courts, and other bard surface courts for a complete range of outdoor athletic facilities. So as to properly serve the residential areas on the west side of Gaylord, it is recommended that a 10-acre park be developed. This area would be developed primarily with neighborhood facilities similar to those of the south neighborhood park and the proposed neighborhood park on Hayes Road; equipment should include playground apparatus, a ball diamond, and other such active recreational facilities. Public Schools A consolidated county-wide school district was proposed as a part of the Otsego County Comprehensive Plan. The plan recommended that the Gaylord High School serve as a county-wide senior high school and that the other Gaylord, Johannesburg, and Vanderbilt schools provide only elementary and junior high education. Projections for public schools indicate that there will be an additional 300 elementary students by 1985, meaning that the Gaylord schools will have approximately 950 elementary students. This is too large an enrollment for one elementary school; therefore, the plan recommends that a second elementary school be built in the proposed site on Hayes Road. This new school would also be in an area where considerable population growth is anticipated. The junior and senior high school facilities would be contained in the present junior and senior facilities in the Gaylord community school site. Total enrollment at the high school would be approximately 900 students, including the Gaylord junior high school students and the county-wide senior high school students. The county comprehensive plan recommended that consideration be given to the establishment of a vocational school. The population of Otsego County may not be large enough to support such a facility, but the combined population of Otsego County and several of the adjoining counties would be sufficient for such support. It was also suggested that Gaylord would be a logical location for such a vocational school. It is recommended that this facility be developed on the same site with the junior and senior high school, with the vocational school generally fronting on the proposed extension of Grandview Boulevard • �- 42 Proposed City-County Building • • • • • • • • • The present municipal building, the county courthouse and the post office in Gaylord are considered to be functionally obsolete and inadequate for their intended purposes. In coordination with the Comprehensive Plan for Otsego County, the Gaylord Comprehensive Plan recommends the development of a city-county building, which would house all of the functions of the present municipal building and the courthouse. A study of space requirements indicates that the proposed building should provide approximately 60,000 square feet of floor space for all municipal and county functions. If the space needs of the building exceed 60,000 square feet, the jail or other functions should be developed on another site. · The functions of the large, generally unusable courtroom in the courthouse and the sizeable auditorium in the municipal building could be combined into a new modern courtroom and large meeting room in the new building. In addition to this, a smaller meeting room would be necessary for the Board of Supervisors and the City Council meetings. At least one other small meeting room should be made available to serve the needs of both the city ~nd the county. The library should also be located in this building. It is expected that fire protection equipment would remain in the present fire hall. In general, complementary functions such as the sheriff and city police should be able to achieve a better degree of cooperation by being located in the same building. The combination of both city and county offices would enable a dual utilization of space, permitting a more efficient operation of both governments than could be realized in the present old buildings. The plan strongly recommends construction of a new citycounty building on the present site of the county courthouse. Unique advantages of the site include its location in the Gaylord central business district, making the building convenient to those people in the area of greatest activity in the county; its positive effect of bringing additional people into the business area who may shop while attending to other affairs; and its possession of an open green area. The open space lends a special attractiv·eness to the business area, giving it a unique and exquisite characteristic : lacking in many other central districts. One possible disadvantage in using the site in this manner is that the area could provide space for additional parking and business. This is a minor consideration however because of the inherint aesthetic value of the open space. The development of this site for business use might even prove to be a detriment to the business area since the district would then lose one of its best features. A summary of existing and proposed community facilities is shown in Table 8. �I I I I I I I 1· I I I I I I I I I I I - 43 Table 8 EXISTING AND PROPOSED COMMUNITY FACILITIES Gaylord, Michigan Area of Site in Acres Existing Proposed Total Type of Facility Year Built Use of Facility Municipal Building 1912 (1949) Offices, Auditorium, Library and Police 0.1 Site to be abandoned Post Office 1952 U. s. Post Office 0.1 0.1 Courthouse 1891 County Offices 2.1 2.1 Proposed City-County Building Fire Hall City and County Offices, Auditorium, Library,and Police 1935 City Park Use the present Courthouse site Houses two fire trucks 0.3 0.3 Passive park with no facilities 2.0 2.0 Gaylord Elementary 1957 (1964) 24 Classrooms Gaylord High 1951 (1964) 32 Classrooms On same site as above Proposed City Park & School Site on Hayes Road A complete athletic field and elementary school 40.0 40.0 Propes ed West Neighborhood Park Recreational facilities 10.0 10.0 40.0 30.0 70.0 �I I I I I I I I I I I I I I I I I I I - 45 - REGULATORY MEASURES Zoning Regulations The control of land use through zoning is a vital portion of city planning if the community is to avoid a chaotic pattern of intermingled residential, commercial, and industrial uses. Land use and the intensity of development form the basic community pattern; their harmonious relationship is an essential beginning step in the creation of a satisfactory city. Gaylord bas enjoyed the protection and guidance afforded by comprehensive zoning since 1946. The present ordinance has been amended in some minor respects, but it essentially has remained unchanged since adoption. The basic objectives of zoning have not substantially changed in recent years, even though there have been improvements in zoning techniques and a broader legal support for some of the aspects of zoning. Zoning is still concerned with three types of regulations; namely, the use of land and buildings, the amount of open space that must be provided around buildings, and the maximum height of buildings. Although modern ordinances generally require the provision of space for off-street parking, this requirement is closely associated with the provision of front, side, and rear yards. Practically all ordinances also regulate the intensity of land use and buildings or the density of population by specifying the number of families that may occupy a lot of acertain size. Gaylord's zoning ordinance was authorized under an Enabling Act adopted by the State Legislature. Act 207, which is still in effect with little or no modification since its original passage, is similar in most respects to zoning enabling legislation adopted by other states. The language of the act clearly defines the major principles that should be considered when preparing and adopting a zoning ordinance. The original zoning ordinance in Gaylord was prepared without the benefit of a plan for future land use. Such a plan has been prepared as a part of the current program in Gaylord, and the zoning ordinance will be a principal means of impiementing and carrying out this plan. For that reason, if for no other, it is necessary to prepare a new zoning ordinance based upon up-to-date information, the provisions of the land use plan, and the newer techniques that have been developed in recent years. Zoning is accomplished by dividing the community into districts such as residential, commercial and industrial. �I I I I I I I I I I I I I I I I I I I - 46 - The first pur~ose of zoning is to direct the growth of the community in accordance with a comprehensive plan. Since the use of urban land is dependent upon the arrangement of such physical facilities -as highways, schools, and parks, the zoning regulations sho~ld · b~ a part of a plan dealing with all of these facilities. Under a good zoning ordinance, urban growth will arrange itself according to a pattern of land use that will fit into a comprehensive plan, resulting in maximum benefit to the entire county. There is a close relationship between the ·land use arrangement and the provision of needed public facilities such as schools. For example, it is most difficult to design a highway system in the absence of a general plan. The land use plan provides the basis for the zoning district map. The second purpose of zoning is to encourage the most appropriate use of land. Zoning must be reasonable. The future use of property permitted must be related to the existing development. In drafting an ordinance, consideration must be given to the character of the district and its peculiar suitability for particular uses. Of greatest importance, however, is the necessity for the regulations to encourage the most appropriate use of land. The zoning regulations should be based upon the· interests of the entire community - of all the people rather than upon the value or use of one or two individual pieces of land. Zoning is more than just a few rules to keep one man from unduly damaging the value of his neighbor's property. It is a directive force to encourage the development of the best possible community. The third purpose of zoning is to provide adequate light and air, to prevent over-crowding of the land, and to avoid undue concentration of population. · This is not too difficult a problem in Otsego County. The fourth purpose of zoning is to conserve and protect property values. For example, in a residential area a few lots might bring a much higher price if they could be used for commercial purposes. Such a use, however, would depreciate rather than conserve the value of the existing buildings in the particular area. When there is no zoning to prevent each individual from doing just as he pleases with his property, the different types of land use - residence, industry and commerce - become intermingled, damaging one another and the community as a whole. No one wants to build a residence or summer home and then find the adjacent lot used as a soap factory or as a junk yard. While this is a most extreme example, there is no question but that industrial or commercial use adversely affects �I I I I I I I I I I I I I I I I - 47 - - • • • adjacent residential property. In addition, one type of residential property has an adverse effect on another. For example, when a single-family lake residential area is invaded by some rental cottages, the value of the single-family area for its original purpose is reduced because, over a long period, rental property depreciates at a faster rate than does owneroccupied property. Existing Ordinance As previously stated, Gaylord adopted its present zoning ordinance in 1946. The ordinance divides the city into eight districts: three residential districts, one agricultural district, three commercial districts, and one industrial district. Within each of the several districts, the use of land and buildings is regulated, minimum setbacks are established for front yards, and minimum rear and si_d e yards are required. Minimum lot areas and dimensions are specified, but there are no height regulations; this omission indicates that the ordinance is not fully comprehensive. In addition to the use and area regulations, the ordinance sets out certain definitions, adopts the zoning map by reference, and describes how district boundaries are to be interpreted. The ordinance also provides for enforcement of the ordinance and creates a Board of Appeals. The present ordinance does not truly provide the desirable controls under present-day conditions. There have been many changes in land uses since the ordinance was adopted, and these changing trends should be recognized. Specifically, the following deficiencies are noted: 1. Definitions of terms should be expanded to recognize certain new types of land use such as clinics, modern filling stations, off-street parking and loading spaces, motels, nursing homes, and trailers. 2. The "R-211 and "R-3" Residential Districts are nearly identical and do not materially assist in providing purposeful zoning controls. The "H-1" and "H-2" Highway Service Districts are also nearly identical. 3. The area and yard regulations are scattered throughout the ordinance, in Article IV, and in the various use districts • 4. The ordinance does not have a section on compliance with the regulations to make the requirements of the ordinance clearly mandatory • �I I I I I I I I I I I I I I I I • •II - 48 - 5. The resid~ntial districts permit certain types of institutions and other uses that should only be allowed by special use permit. 6. The ordinance does not contain a special use section to provide for the proper location of unusual land uses such as cemeteries, trailer parks, junk yards, and similar problematic uses that should be reviewed prior to their establishment. 7. The uses permitted in the various districts are not well selected and do not properly relate to one another. Also, certain commercial uses such as retail stores, are not permitted in the "H-1" or "H-2" Highway Service districts. 8. The ordinance is deficient in not requiring offstreet parking to be provided in all districts other than in the central business district. The above are the principal defects of the present ordinance and, while they could be remedied by amending the present ordinance, there are so many changes which should be made the piecemeal amendment procedure would be very cumbersome. It is concluded that it would be far better to draft and adopt an entirely new ordinance than to attempt to amend the present one. Proposed Zoning Regulations The text and district maps of a proposed zoning ordinance were submitted in the preliminary report. The proposed ordinance was coordinated and patterned to the regulations for Otsego County. The purpose of the ordinance is to establish controls on the use of land, the size of lots, front, side and rear yards, a minimum dwelling size, and parking space. The zoning ordinance consists of written text and a zoning district map. (See Plate 9.) The intent of the ordinance is to insure the general orderly growth of the city, to insure proper development in the future, to protect the values of land and property, and to assure the most appropriate use of land. Districts. follows: The city is divided into five districts as R-1 R-2 C-1 C-2 M-1 Single-Family Residence Multiple Residence General Commercial Central Commercial Manufacturing �I I I I I I I I I I I I I I I H I D D ( I\,. VALLEY OTSlGO COUNTY AIRPOltT - .2 , :: .L::-----, ' - --1 - - - •• • • • ZONING D • D\STR\CT NONCONFORMING NONCONFORMING MAP COMMERCIAL USES INDUSTRIAL USES PLATE 9 �I I I I I I I I I I I I I • • • • • • - 49 - Use Regulations. The R-1 Single-Family Residence District permits single-family dwellings and certain other compatible uses such as schools, parks, churches, and home occupations. The R-2 Multiple Residence District permits the uses allowed in R-1, plus two family and multiple dwellings, clubs, and hospitals. The C-1 General Commercial District allows almost all types of commercial uses, including retail service and office uses, drive-in establishments, parking facilities and signs. The C-2 Central Commercial District applies only to the central business area. Permitted uses are the same as in the C-2 District, plus wholesale establishments and terminals and limited manufacturing. This district is exempted from parking requirements. The M-1 Manufacturing District allows any type of commercial or industrial use (with the exception of Council review of certain obnoxious uses). Residential uses are prohibited. Special Uses. The City Council and the planning commission may permit by special permit, cemeteries, drive-in theaters, golf courses, institutions, trailer parks, and junk yards in certain districts where they are not regularly allowed. Area Regulations. All new buildings in every district must have a minimum front yard of 25 feet except in the C-2 District. Rear yards of 25 feet and side yards of five to ten feet are required, depending upon the district. Side yards are not necessary in the C-1 and C-2 districts, except where they abut an R District. A minimum lot of 8,500 square feet and minimum lot width of 60 feet are required for singlefamily residential uses in the Rand C districts. Two-family dwellings must provide 2,500 square feet and 1,500 square feet is required for each multiple unit. Every dwelling unit is required to have a minimum ground floor area of 480 square feet. These area regulations do not apply to existing buildings. The ordinance also contains provisions for making reasonable adjustments to these regulations where there are unusual existing conditions. These area regulations are minimum standards; larger lots and yards, of course, are permitted. Any lot existing at the present time, regardless of size, may be used as only new lots must observe these minimum areas . Height. The height of all new buildings must not exceed two and one-half stories or 35 feet in all districts, except in the C-2 and M-1 districts where the maximum height is eight stories or 100 feet for new buildings. These regulations do not apply to existing buildings • Board of Appeals. Appeals may be made to an Appeal Board for errors or for hardships. All new buildings or additions to existing buildings must obtain a permit. Permit fees are �I I I I I I I I I I • • - 50 $3.00 for improvements up to $2,000 in valuation, and $0.50 for each additional $1,000 valuation. Any improv·ement under $200 has no fee. Amendments. The City Council may amend and change the zoning ordinance and the district maps. Before any amendment may be made, the proposed amendment must be submitted to the planning commission for its consideration and a public hearing. The amendment procedure is the same as that used in adopting the ordinance. Subdivision Regulations Any physical expansion of a community is primarily accomplished by the development of new subdivisions of land. The process of platting new streets, blocks and lots establishes a pattern which firmly attaches itself to the land and thereafter is difficult to change or alter. Therefore, it is essential that the process of subdividing land be subject to reasonable public regulations and control so that the pattern of development is properly related to the overall community plan. The procedure will protect the interes~ .of the prospective purchaser, the developer , and the city. The creation of new subdivisions often offers opportuniti~s for implementing various proposals of the comprehensive plan such as the location of major thoroughfares and sites for schools, parks, and other public facilities. Subdivision Planning Subdivision regulations are one of the most important tools available to implement the Comprehensive Plan of Gaylord and to assure orderly growth in the community. The City of Gaylord has the authority to control the subdivision of land in the corporate limits and within the unincorporated territory, as established in Michigan Statutes. The planning commission is vested with the responsibility of reviewing new subdivisions. This power of review is established through the adoption and enforcement of subdivision regulations by the City Council. Subdivision regulations are concerned with standards of design, standards of minimum physical improvements, the procedures to be followed, and information required to be shown on a preliminary and final plat. It is in the public interest to require that the developer provide certain minimum physical improvements in accordance with applicable standards of the city to prevent premature placement of public facilities and excessive maintenance costs, as well as to safeguard the public health and interes t . · �- 51 - I I -I I •I I I I I I I Upon adoption , of the subdivision regulation ordinance by the City Council, the planning commission will be required to review each new subdivision. This offers an excellent opportunity for the city to apply sound planning principles in the development of areas. It is important that specific standards be available to use in appraising the merit of each proposal. The creation of a new subdivision is usually the first step in the development or the expansion of a residential neighborhood. As each parcel of land is developed, it should be oriented to the neighborhood and must become an integral part of it. The land use plan bas identified several neighborhoods in Gaylord, the focus of which is upon a combined elementary school and neighborhood park. Future streets within the neighborhood should be so arranged as to discourage through traffic. Whenever physically possible, major streets should border the neighborhood rather than penetrate it. In this way, pedestrians are protected from the dangers of vehicular traffic and residences are protected from the noise, dust and nuisance of through traffic. Attention should be given to the location of churches, clubs, lodges, public buildings, and public and semi-public open spaces. If these are located in the neighborhood, they should be provided with large sites, and the buildings shou l d be insulated from surrounding residences with adequate setback for landscaping. Certain basic principles of planning standards should be observed whether a proposed subdivision is built by a single developer or by many separate developers over a period of years. Attention should be given to the physical characteristics of the topography of the area under consideration. Natural features should be preserved. Minor streets should enter major streets at right angles to avoid traffic hazards. Whenever possible, streets should follow main drainage lines. Dead-end streets should be avoided, except where needed to connect to a future development of adjacent property. Lots should be adjusted to obtain maximum frontage on existing and proposed open spaces. Proposed Subdivision Regulations The text of the proposed subdivision regulations were submitted in the preliminary report. The proposed ordinance was coordinated and patterned to the regulations prepared for Otsego County. This proposed ordinance sets out in detail the procedures for the subdivision of land. After careful review by the planning commission, the recommended regulations should then be prepared in proper legal form by the City Attorney for adoption by the City Council. �II II II -II II I II - 52 - The City Engineer is the official responsible for administration of the subdivision ordinance, and the ordinance provides that copies of the preliminary plan be filed with him. A public hearing before the planning commission is then scheduled. The City Engineer submits a report upon the preliminary plan to the planning commission, and the commission then approves, modifies or disapproves the plan. Upon approval of the preliminary plan, the subdivider may then prepare the final plat along with the detailed specifications for required improvements. A performance bond is filed with the final plat to insure that the required improvements will be made. This performance bond is returned to the subdivider when the City Engineer certifies that the required improvements have been made. The ordinance prescribes minimum standards and requirements which are necessary for good subdivision design. Such items as minimum specifications for street and street arrangement, lot sizes, easements, and the like are included~ Additional requirements pertaining to land for parks are included. When public property is to be provided, a time period is specified during which the appropriate agency may purchase the land. The required improvements may be provided by the subdivider upon receiving a signed copy of the preliminary plan. The required improvements include permanent markers, streets, sidewalks, water lines, sanitary sewers, and storm drainage. I I Provision is made for maintenance or improvements outside the corporate limits when the municipality is unable to maintain them or does not wish to do so. Deed restrictions will insure that utility systems, park areas, trees and other necessary and desirable physical facilities will be cared for by lot owners in the subdivision. The ordinance also contains sections for general administration, on variations and exceptions, violations and penalties, validity and the repeal of conflicting ordinances. The ordinance may be amended from time to time by the City Council if this becomes necessary in the future. �• • - 53 PUBLIC UTILITIES Water is the most essential utility provided by the municipality with its direct impact on the health, commerce and general well-being of the citizens. In addition to its primary life-sustaining function, water is essential for sanitation, commerce and industry, and for fire protection. The availability of an adequate and dependable wat~r supply often has a great bearing on the growth and prosperity of a community. The various facilities that make up a water system; supply works, treatment facilities, pumping facilities, transmission and distribution mains, storage facilities, hydrants, valves, etc., represent a large long-term capital investment and, as such, require careful long-range planning to provide adequate service to an increasing population in the most economical manner. A complete sanitary sewage system consists of facilities for collection, pumping, treatment, and disposal of domestic and industrial wastes. The problem of pollution of our natural resources is finally beginning to receive the widespread concern that it has so long deserved. The urbanization trend and increase in population necessitates the proper removal and disposal of domestic and industrial wastes to avoid any possibility of wholesale contamination of water supply and resultant hazards to the community health. The primary function of an urban storm sewer system is to reduce or eliminate accidents and property damage due to local floods and water flooding. Storm sewers also assist in the maintenance of efficient and safe vehicular and pedestrian traffic movement and eliminate the health and safety hazards accompanying pooled water. Advance planning enables the city to provide for increased storage run-off which is an inevitable result of urban development. As more streets, parking lots, and other relatively impervious features replace the original undeveloped countryside, the percentage of run-off from a given rainfall may increase as much as fivefold or possibly more. Existing Facilities The City of Gaylord's existing water system consists of two wells with high discharge head turbine pumps as sources of supply; a distribution system ·of two, four, and six-inch mains; and a 54,000 gallon elevated storage tank. Maintenance facilities are located at the south well house. The north well �- 54 - I I I I located on Otsego Avenue consists of a 16-inch gravel packed well with a high discharge turbine pump. Under normal operation or auxiliary power, the well's capacity is 310 gallons per minute. The south well is located on Center Avenue and is a remodeled dug well with a high discharge head turbine pump. From the best information available, it is estimated that the well has a 350 gallon. per minute capacity. The existing storage tank located on south Center Avenue has a capacity for 54,000 gallons. Although adequate when originally constructed, this tank does not satisfy the present needs of the City of Gaylord. The distribution system is comprised of six-inch wooden feeder mains along Center Avenue, Otsego Avenue, and Main Street. The feeder mains are connected by a two a-n d four-inch distribution network. The distribution network is comprised of wood, cast iron, cement, asbestos, and galvanized iron mains. Recent water main installations in the new subdivisions consist primarily of four-inch cement asbestos pipe. The adequacy of the present distribution system is definitely substandard. In the northwest section of the city, which is beginning to develop into a residential area, there has already been experiences of low pressure. The low pressure is caused by attempting to supply too many people with a 4,000 foot long four-inch main. As with many old distribution systems, the City of Gaylord's network has developed many serious leakage problems. It is apparent from the report prepared on "Water Supply, Distribution, and Storage", February, 1965, by George E. Synder and Associates, that there are many inadequacies in the present water system of the City of Gaylord and many improvements are needed to place the system in proper order to serve the present population. As the community grows in the future, additional facilities must be developed for this new population. Gaylord's sanitary sewer system p~ovides service to all of the present urban development. The system flows by gravity to the oxidation ponds and treatment facilities located in the southeast corner oi the city. The system is connected to the treatment facilities by a 14-inch trunk line which generally follows Seventh Street and Court Avenue north to a point approximately one block north of Main Street. The collection system is in three basic parts, with all the system east of Elm connected to the 14-inch main at Fourth and the central area east of the tracks connected at - multiple points with the 14-inch trunk line. The western collection network is also connected to the 14-inch trunk main and_ crosses the railroad tracks at Fourth Street. This westerly system has a pump house on Main Street near Ohio Avenue. Nearly all of tbe local service lines are of an 8-inch size. Gradients are relatively low due to the level topography of the city. �'-I I I I I .... r,I HIDDEN "'::, VALLEY 0 CLUE 5KI ..J L-- - 0 -- ~ -'"' ITO .,_ IU M - - 1 M-32. "I II II I II II II II - r- i OTSEGO COUNTY j AIRPOR.T JI: · ti ~ ~·E·~ , =· - _- ~,• 1 --~ly . ••••••C 1-------------i 1t • \I - " " • ; ]71---'-- - - i Alt...EAS 5E~VED l)Y SE.WE~ AND WATE~ 5YSTEM5 - r-----.1 e 0 AR..EAS PR..E.SE.NTLY StP--.YED ~y SE.WE P-... AND WAT E. P-... LIN E. S. AR..EAS TO ~E. SE!<....VED l)Y St.WEil-.. A ND WA H I<... L I N E5 I N TH I:. FllTU R..E. . WATEP--.. STOil-AG!:. FACILITIES SE.WE.GE TR..E.ATME.NT PLANT PLATE 10 �I I I I I I I - 55 - • The storm drainage system in Gaylord does not provide for proper removal of surface water. A very limited and inadequate system of underground lines serves the central part of the city, generally around the business district on Main Street. A 14-inch line runs from the oxidation ponds to Seventh Street. From Seventh Street, a 1O-inch line runs to Fourth Street and a series of 8-inch lines connect with the catch basins in the central business area. Only five intersections on Main Street are provided with catch basins. All other areas in the community are primarily served by surface drainage facilities with storm water handled through curbs and gutters, ditches, and by natural flow. The level terrain of the city is not suited to this type of a system. There are frequent instances of ponding water throughout the city following heavy rainfall or during periods of melting snow. Therefore, the city faces a major improvement program if proper storm drainage is to be provided. Future Requirements I I I The master plan for Gaylord's water distribution system calls for a three-phase development program. Phase I of the program would consist of the replacement of all wood water mains, construction of an elevated 300,000 gallon storage tank, and the addition of one well. These improvements are based upon the needs of the present population. The Phase II improvements include the replacement of under-sized mains (less than four inches in diameter) and the addition of several new mains to strengthen the distribution network. These proposed improvements are based upon the present needs of the city; however, they are separated from Phase I to accommodate financial considerations and implementation. The Phase III improvements are designed to satisfy the requirements of the future city. These improvements include the expansion of the supply system, a 500,000 gallon elevated storage tank, and an expanded distribution system. Compact urban growth in and around Gaylord should be encouraged in accordance with the land use plan. One of the reasons for this suggested type of development is to allow for the economic and adequate provision of water supply to the residential, commercial, and industrial areas. The areas presently served by the water system and the areas requiring service in the future are illustrated on Plate 1O,as are the areas requiring sanitary sewer service in the future. The American Engineering Company has prepared some preliminary plans for the expansion of the sanitary sewer system and for the development of an adequate storm sewer system. �- 56 - Relatively limited additional facilities are needed to complete the sanitary sewer system for present development. The plans call for a proposed 10-inch sanitary sewer line to run from the oxidation ponds westerly along Grandview Boulevard, northerly along Wisconsin Street to Petoskey Street, and then northerly along Ohio Avenue to North Street. This proposed line would have a grade of 0.5 percent and would not require pumping facilities. Several other minor 8-inch line extensions are proposed in the plan. As future development takes place, it will be necessary to extend the present sanitary sewer system into these areas, primarily with 8-inch service lines. The majority of the areas requiring future service, as shown on Plate 10,are to the northeast and northwest. The area to the northeast may require added trunk line facilities to the treatment plant; however, such a requirement would be a number of years in the future. I The storm sewer system will require considerable improvement and the expenditure of large sums of money in the future. The plan, as prepared by American Engineering Company, proposes three main trunk lines serving three separate areas of Gaylord, generally similar to the storm sewer service districts. A 66inch line would run from the treatment plant to Seventh Street. A proposed 48-inch line would follow Center Street, extending north to serve all of the areas east of Elm. A 54-inch line would connect with the 66-inch line on Seventh Street and serve all of the area in the central part of the city north to the hospital. The developments west of the railroad tracks would be connected by a 60-inch line and a 48-inch line with a crossing at Fourth Street. The smallest storm sewer in the proposed system would be· 12-inch storm mains with a minimum gradient of 0.2 percent. The system is designed for a five-year frequency and would be adequate to properly drain the present developed areas of the city. As the residential areas to the northwest and northeast develop, this system would have to be extended into these areas. The system is designed so that it would be adequate to handle the extensions into these areas in the future. �' - 57 CAPITAL IMPROVEMENT PROGRAM The proposals in the Gaylord Comprehensive Plan are indeed expensive, for all the proposals are needed improvements. It would be impossible for the city to finance them all within the first few years. To effectuate the plan implementation for maximum benefit according to a cost schedule which the citizens of Gaylord can afford, it is necessary to determine the priorities and estimated costs of the various proposed projects and then prepare a financial plan for their development. The priorities schedule will assure the development of the most · urgent improvements and, combined with the cost schedule, will assure a financial plan which Gaylord can afford. Present hlunicipal Finances Prior to the formation of a six-year capital improvement program, it is necessary to review the past and present level of municipal finance. Such is the purpose of the following text and tables. The cost of government in the City of Gaylord has increased steadily in recent years. Total revenues increased from $136,000 in 1960-61 to $166,000 in 1964-65. Property taxes have been the greatest source of revenue for the city over the years, representing 35 percent of total revenues in 1960 and 38 percent of total revenues in 1964. An important source of revenue for the city is the returned taxes from the state which generally represent nearly one-third of revenue sources. In 1960-61, state motor vehicle tax returns were $21,000 and increased to $27,000 in 1964-65. The sales tax diversion increased from some $17,000 to $21,000 during this same period of time. Trends in municipal revenues are shown in Table 9. Municipal expenditures are shown in Table 10 for the years 1960 through 1965. The expenditures have increased and paralled revenues, increasing from $147,000 in 1960-61 to $153,000 in 1964-65. General government and general street maintenance are the categories that required the greatest expenditures of money, each representing approximately 30 percent of total expenditures. As would be expected, police, fire, and sanitation and health are the next largest categories. During the five-year period shown on Table 10,the costs of government in Gaylord remained relatively uniform. If the capital outlay totals are subtracted, the costs of government have ranged from $132,000 to $148,000, with an outlay of $147,000 in 1960 and an outlay of $148,000 in 1964-65. Although costs of �I I I I I I I I -I 'I ' '' - 58 - Table 9 MUNICIPAL REVENUES Gaylord, Michigan 1960-61 1961-62 1962-63 1963-64 1964-65 $ 48,004 $ 58,249 $ 62,310 $ 62,894 $ 65,003 3,090 3,107 3,107 3,107 3,132 Sales Tax Diversion 16 I 906 16,942 18,361 19 l 516 21,327 State Motor Vehicle Tax 21,973 22,059 24,408 25,912 27,323 Liquor Licenses 1,993 1,974 2,010 2,549 2,517 Court Fines (No Costs) 2,286 2,709 3,076 4,005 5,224 State Highway Maintenance 8,069 12,550 9,084 6,946 10,841 All Other Receipts 34,549 34,317 28,315 42,867 30,795 Total $136,870 $151,907 $150,671 $167,796 $166,072 Property Taxes Intangibles Tax Source: City Manager's Office �-II ~ 1: I' ' II ' " '- Table 10 ,1 · MUNICIPAL EXPENDITURES Gaylord, Michigan 1960-61 1961-62 1962-63 1963-64 1964-65 $ 38,842 $ 37,251 $ 40,919 $38,941 $ 42,624 19,201 19,909 20,335 18,598 21,171 5,586 . 3;951 .. 4,904 4,316 5,674 Sanitation and Health 27,072 7,463 19,430 15,714 16,799 General Streets 38,616 45,531 39,790 38,874 41,611 Library 2,500 2,500 2,500 2,500 2,500 Parks and Recreation 1,748 1,541 2,090 1,365 858 Cemetery 4,179 4,300 4,234 4,477 5,043 Street Lights 4,352 5,077 7,633 7,963 7,975 Public Works 4,699 4,122 3,781 4,030 4,536 18,628 15,456 25,633 3 2 935 $150,273 $161,072 $162,411 $152,726 General Government Police Fire (Including Hydrant Rental) Capital Outlay Total Source: $146,795 City Manager's Office �• - 60 governmental operation has increased as have other costs, the cost of government has been held at a relatively uniform level. Although the amount of revenue has increased during recent years, it is apparent that there will not be an excess of revenues over expenditures for direct operation. The costs of general government, protection of persons and property, and maintenance of streets are major financial requirements of the community. Although revenues will continue to increase in the future, it is expected that similar increases will take place in the level of expenditures. This indicates that major public improvements in Gaylord can only be financed through the issuance of obligation bonds. The assessed valuation of Gaylord in 1960 was 4.8 million dollars and has been increasing steadily during the past five years. In 1965, the total assessment for real and (Table 11) personal property was 6.6 million dollars. The per capita valuation has also increased steadily from $1,886 in 1960 to $2,298 in 1965. The assessed valuation of property in the city determines the amount of money that can be raised through a given tax levy and the bonded indebtedness the city may incur. This indebtedness is set by the state statutes at 12 percent of equalized assessed valuation. Thus, assessed valuation largely determines the amount of income available to the community for the development of public improvements. In Gaylord, the Charter states that the total bonded indebtedness of the community is limited to 10 percent of the assessed valuation. Table 12 indicates the total assessed value for the years 1960 through 1965. The estimated bonding power at 10 percent of assessed value is shown in the second column. In 1960, the bonding power of the city was $484,000 and increased to $659,000 in 1965, During this period of time, there have been no general obligation bonds outstanding; thus; the estimated bonding limit of the city in 1965 is $659,000, The total tax rate for residents of Gaylord has varied considerably during the past six years as indicated in Table 13. In 1960, the total tax rate was $38,00 per $1,000 of assessed valuation (state equalized). The highest tax rate was in 1961 at $40.82; however, the rate was reduced in 1965 to $32.93 per $1,000 of assessed valuation. Although there have been some fluxtuations in the total tax rate, the tax rate for the city, county and the school operating taxes have remained relatively uniform. The greatest fluctuations are found in the tax rate levied for the school debt which has ranged from $3.06 to $6.14. The tax rate in Gaylord is relatively nominal and an increase in this tax rate for the purposes of retiring general obligation bonds would not be unwarranted or excessive . �- 61 - Table 11 TRENDS IN ASSESSED VALUES Gaylord, Michigan I I Total Property Assessed Value Per Capita 693,525 4,844,905 1,886 3,978,550 680,050 4,658,600 1,773 1962 4,250,750 723,250 4,974,000 1,850 1963 4,300,300 757,500 5,057,800 1,840 1964 4,480,700 826,850 5,307,550 1,890 1965 5,531,700 1,057,900 6,589,600 2,298 Year Real Property 1960 4,151,380 1961 Note: Source: Personal Property Estimated Population Increase - 60 per year City Manager's Office �I I I I - 62 Table 12 ESTIMATED ao·NDING LIMITS I -I -I II - Gaylord, Michigan . Assessed Value Year 1960 $ 4,844.905 1961 4,658,600 466,000 1962 4,974,000 497,000 1963 5,057,800 506,000 1964 5,307,550 531,000 1965 6,589,600 , 659,000 1966 7,260,000 (2) 726,000 1967 7,931,000 (2) 793,000 1968 8,602,000 (2) 860,000 1969 9,273,000 (2) 927,000 1970 9,944,000 (2) 994,000 1971 10,615,000 (2) 1,062,000 $ 484,000 (1) Represents 10 Percent of Assessed Value by Charter. (2) Based on the 1961 to 1965 Trend of an Annual Average Increase of $671,000 in Assessed Value Per Year. Source: ' Estimated Bonding Limits (1) City Manager's Office �- 63 - Table 13 TRENDS IN TAX RATES Gaylord, Michigan Tax Rate Per $1,000 of Assessed Valuation (State Equalized) Governmental Unit City County School Operating School Debt 1965 1961 1962 1963 1964 10.00 12.50 12.50 12.50 12.50 11.99(1) 9.60 8.50 7.64 7.76 7.16 5.94(2) 12.80 14.16 13.12 12.42 12.70 11.63(2) 5.60 5.66 3.06 6.14 6.06 3.13(2) Intermediate School Total Tax Rate - 1960 38.00 40.82 36.32 38.82 .24 .24 38.66 32.93 I 1. City is shown on assessed valuation. on State equalized valuation. would be 12.50 for 1965 2. County and School are shown on State equalized valuation. �I 64 •·-- Based on the 1965 valuation, an increase in the tax rate of $1.00 would produce a revenue of $6,589. A $3.00 increase in the tax rate, which represents 10 percent of the 1965 rate, would produce an annual increased revenue of $19,767. Over a 20-year period, this would make available nearly $400,000 for purposes of retiring principal and interest on a general obligation bond issue. There are several methods available to Gaylord for the financing of various capital improvements; the most common method is by issuing general obligation bonds. They are retired by special real estate tax levies; i.e., an increase in the present city tax rate. The second method of financing capital improvements is through the issuance of revenue bonds these are generally issued for the financing of self-supported public enterprises, such as water systems, off-street parking facilities, and the like. Funds for paying the interest and retiring the bonds are derived from income produced by the facilities. One of the advantages of these bonds is that they do not come under _ the limitation on the general bonded indebtedness imposed by state law. Although the "pay-as-you-go" method has been used by some cities, such a procedure would not be possible in Gaylord, as it would be many years before the city could accumulate a cash fund for the purposes of providing major capital improvements. Special assessments provide another method by which public improvements may be financed. This is particularly well used in areas where a certain segment of the community will benefit from a public facility. Under this procedure, the benefited property pays for all or almost all of the cost improvement. This might be used for minor street improvements or for extension of sanitary sewers with assessment against abutting property owners. Similar procedures have often been used by establishing benefit assessment districts for central area parking lots. Proposed Capital Improvement Program The comprehensive plan presents a broad concept of improvements that should be developed in the City of Gaylord during the next 20 years. A proposed capital improvement program has been developed to provide those improvements most needed in the immediate future, designed to meet the financial abilities of the community. One of the serious problems in Gaylord is that much of the physical plant is obsolete and deteriorating. This is especially true of the various utility systems - water, sanitary, and storm facilities. Thus, the community is now faced with the need for a fairly extensive improvement program. ( See Table 14) �~ 65 - The proposed program involves considerable improvements to the water system, the provision of storm drainage for the central part of the city, minor sanitary sewer improvements, the development of off-street parking lots in the central area, continuing street ' maintenance, and the city providing its share for the proposed city-county building. The proposed program, to be carried out during the six-year period from 1966 through 1971, aggregates a total of $1,284,000. General obligation bonds comprise only $486,000 of this total, with the balance consisting of revenue bonds and other sources. The total program is well within the estimated bonding power of the City of Gaylord. As pointed out previously, the city had, in 1965, a bonding limit of $659,000 with no outstanding bonds. Water System Improvements The water system in Gaylord is in a critical state of deterioration, thus, it is essential that major improvements be made in the near future. The citizens of Gaylord have recognized this need and approved a bond issue of $300,000 in an election in 1965. In a master plan for water supply, distribution, and storage, prepared in February, 1965, estimates were outlined for a three-phase improvement program. Phase I would include the replacement of all wood water mains, the development of an additional well, and the construction of an elevated storage tank. Water main replacement would amount to $155,000; a 300,000 gallon elevated storage tank would cost an estimated $72,000; and the well and pump house would cost an estimated $22,000. This would amount to a total estimated cost of $286,000, including engineering and contingencies. The recently approved $300,000 bond issue would be used to cover the cost of these improvements. In order to retire these obligation bonds, a three mill tax levy will be required. This levy would produce approximately $19,000 which would be adequate to cover the principal and interest debt requirement of a $286,000 bond issue. The Phase II water improvement program includes the replacement of undersized mains and the construction of new mains to strengthen and improve the system, including a feeder main to the northwest section of the city from the existing north well. The total cost of this project is estimated at $180,000. It is recommended that revenue bonds be issued for the Phase II improvements, to be retired from water system revenues. It is estimated that the water bills provide an excess over operation of $15,000 annually, based upon the recently increased rates. Depending upon the interest rates, the $180,000 revenue bonds could be retired -in 16 to 20 years. �- 66 - Storm Sewers One of the most critical problems in Gaylord is the standing storm water situation that occurs throughout the central portions of the city. In conjunction with the widening and improvement -of J1iain Street, Michigan Highway 32, by the Michigan Highway Department, a significant change in the storm drainage system can be effected. The Highway Department will pay for the· proper drainage of this major_ thoroughfare, for storm water produced by the new highway surface. However, the City of Gaylord must be prepared to provide the necessary storm sewer system to remove this water from the central part of the city. Initial estimates indicate a cost of $400,000 for such a storm drainage facility. It is possible that the cost to the community will not be as high as $400,000, as the State Highway Department may assume part of the cost. The Economic Development Administration, authorized to carry out the Economic Opportunity Act, will assume the responsibility of the accelerated public works program. The City of Gaylord should be eligible for a 50 percent matching federal grant of $200,000 through this agency for one-half of the cost of the $400,000 storm sewer improvement. It is recommended that the remaining local share of $200,000 be derived from two sources. First, the city could issue $100,000 in general obligation bonds to be retired by the proceeds from an additional one mi~l tax levy. This additional levy would probably not be required for two or three years until the Highway 32 improvement is initiated. The remaining $100,000 could be financed through . the use of motor vehicle funds; It is estimated that the city will receive $28,000 annually in returned motor vehicle funds. If $12,000 is to be used for continued street maintenance, then $12,000 could be used to pay off certificates of indebtedness for the city's remaining $100,000 local share of the storm sewage improvement. This would commit a total of $24,000 of the annual motor vehicle funds. The remaining $4,000 should be placed in a reserve sinking fund. Sanitary Sewers The recently .completed sanitary sewer inventory did not specifically indicate needed sanitary sewer projects. However, it is apparent that improvements to the present system will be required during the next six years. In view of the fact that the present quarterly minimum sanitary sewer charge is relatively low at $1.50, it is recommended that the minimum charge be increased to $3.00 per quarter and that all of the rates be doubled across the board. Thus, the present annual income �- 67 - of $11,000 to $12,000 would be increased by a like amount. The additional $12,000 could then be used to retire as much as $170,000 in sanitary sewer revenue bonds. As an alternate, the entire $12,000 could be used for sanitary system improvements each year during the six-year period, a total of approximately $70,000 in sanitary sewer improvements. The latter method is suggested and is shown in Table 14. If an emergency arises or a ~ajor improvement is required, revenue bonds could be issued. Parking Lots The City of Gaylord recently created a Building Authority in accordance with Michigan statutes. This authority is also functioning as the parking authority for the city. Concurrent with planning for the central area, the authority has selected a series of parking lots and is in the process of acquiring properties. The authority issued $175,000 in revenue bonds and will, in turn, lease the parking lots to the city for an annual rent of $12,000. This $12,000 will be used by the authority to retire the revenue bonds. The City of Gaylord has received a pledge from the merchants for $7,500 annually for a period of 10 years, for a total of $75,000. The remaining $4,500 for the $12,000 annual lease will be taken from parking meter revenues, which are currently providing approximately $6,000 to $7,000 per year. The 280-meter parking spaces to be developed in the new off-street parking lots, in addition to the present off-street parking facilities, should be adequate to meet the needs of the central business district during the six-year program through 1971. Municipal Offices The City of Gaylord and Otsego County have recently established a joint City-County Building Authority for the purpose of developing a city-county building as proposed in the comprehensive plans. The public buildings section of the county comprehensive plan indicated an initial cost of $950,000 for the entire structure. It is estimated that the City of Gaylord would require between 4,000 and 5,000 square feet of space. Assuming a building cost of $20 per square foot, the city should be prepared to assume a responsibility for $100,000. Assuming an annual debt requirement or lease requirement of $7,000, the city would only need to budget approximately $2,000 a year over the present costs of the municipal building. Such a building is several years off and, at that time, it may be necessary to increase the tax levy by 0.3 mills. Further, it �- 68 Table 14 PROPOSED SIX-YEAR CAPITAL IMPROVEMENT PROGRAM Gaylord, Michigan Total Cost Purpose Water System Phase I Water System Phase II Storm Sewers Sanitary Sewers Parking Lots Municipal _Offices Continuing Street Improvements $ 286,400 Parking Meter Revenue Bonds $ 100,000 175-000< 2 > ' 100,000 72,000 $1,283,000 Water Charge Revenue Bonds Water System Phase I $ Water System Phase II 180,000 Storm Sewers Sanitary Sewers Parking Lots Municipal Offices Continuing Street Improvements TOTAL $286,000(l) 180,000 400,000 70,000 175,000 100,000 TOTAL Purpose General Obligation Bonds $180,000 $486,000 $175,000 Federal Grants Motor Vehicle Funds Sanitary Charge Revenue Bonds $ $ 200,000 100,000 70,000 72,000 $70,000 $200,000 $172,000 (1) From Bond Issue of $300,000 approved in 1965 election. (2) Revenue Bonds obtained in 1965. �• • • • ~ - 69 is possible that federal grants are available for 75 percent of the cost of th ~ building which would negate the need for any tax levy. Financing of the city's share is shown as general obligation bonds in Table 14. If a federal grant is not forthcoming, the city would be required to raise the monies in this manner. In view of the fact that the present debt limit of the city is relatively restricted, it would be possible for Otsego County to assume the full faith and credit of all the $950,000 needed for the city-county building. Thus, the city would only pay rent to the City-County Building Authority and would not encumber its bonding power. The county has a bonding limit of $2,900,000 and the proposed capital improvement program for the county only uses a relatively small part of this bonding power • Continued Street Improvements The city has maintained a relatively sound street system over the years. In recent years, approximately $12,000 of the motor vehicle funds have been used for annual street maintenance. It is proposed that this be continued during the six-year program; thus, a total of $72,000 would be used for this purpose in the program. The remaining $16,000 of the existing motor vehicle funds would be used as previously discussed; i.e., $12,000 to retire storm sewer certificates of indebtedness and $4,000 for a reserve sinking fund. Cost of the Program The proposed six-year capital improvement program would obviously require increased taxes and service charges to the citizens of Gaylord. The $386,000 in general obligation bonds (not including the municipal offices) will require a three mill increase for the already approved water system bond issue, and an additional one mill for the $100,000 in sanitary sewer bonds. Thus, the present tax rate would increase from 12.50 mills to 16.50 mills. Also, the present minimum sanitary sewer charge would increase from $1.50 to $3,00 quarterly. The proposed increase of 4.0 mills would produce approximately $26,000, which is about $10.00 per capita per year. The increased sanitary sewer charges would amount to approximately $2.00 per capita. The proposed capital improvement program would provide the community with much needed public improvements at a relatively minor cost to the citizens. The undertaking of these essential improvements will be dependent upon the willingness of the citizens to further improve their community. �ill ill 1)11 11111 ill ill "ill - 71 - PLANNING IMPLEMENTATION The Comprehensive Plan for Gaylord is a guide for future physical development of the city affecting both public and private entities, and is intended to create a well designed, efficient, and desirable community. The preparation of the plan is the responsibility of the City Planning Commission with the support of the citizens of the city and the adoption and enforcement of the plan by the City Council and city officials. The Planning Commission, however, as the sponsor of the plan and advisor to the city authorities should continue to review all matters affecting physical development of the city and should remain active in promoting the plan in the community. The plan itself is merely a blueprint for an orderly and attractive community which Gaylord should strive to be in the future. The task remains of actually bringing into being this planning program. This can be accomplished through careful guidance and direction of the many day-to-day activities affecting the physical city and to gradually carry out the various improvements proposed in the plan. The plan is of little or no value unless it is followed and its recommendations are carried out in the ensuing years. The preparation of a comprehensive plan will not, in itself, insure a successful planning program in Gaylord. Many plans have been prepared in other cities, set aside, and the development in these communities continued without direction. Experience has indicated that there are five basic measures that are required to ·develop a city in accordance with a plan. These are briefly reviewed: Independent Planning Agency. There must be an independent planning agency. The task of securing the planned development of a city is too great to be entrusted to an agency or department whose responsibilities are chiefly in another field. The planning agency should be independent of other municipal agencies and should be given legal powers sufficient to permit it to advise, and have its advice heeded, by other local public bodies including independent agencies and State and Federal commissions or boards who are engaged in building activities in the community. While in one sense it is necessary for the planning agency to be objective and independent, its activities must be integrated with the municipal governmental structure to insure the proper coordination of the day-by-day activities of the official policy making and constructing departments and officials. �- 72 - Officially Adopted Comprehensive Plan. There must be an officially adopted comprehensive plan. The building of a city is a gradual process of growth carried on by numerous individuals and agencies and it is imperative that there be a guide for the coordination of the process, expressed in terms of a comprehensive city plan. This plan must have official recognition through adoption by the City Planning Commission. Th i s official adoption will then insure the attention to the plan by city departments and other jurisdictions. As a practical matter any city plan to be successful must be worked out, maintained, and constantly revised in consultation with all public agencies that are involved and affected. To be successful, it must not just have the acceptance, but the enthusiastic approval, of the various public agencies and officials. Private Development Coordinated. To insure that private property development is properly coordinated with the comprehensive plan, legal measures are required. Controlling the basic land use pattern, the zoning ordinance is one of the most important parts of a city plan. Through subdivision regulations, new residential areas can be designed within the framework of the comprehensive plan. Areas for new thoroughfares and for parks and schools may be reserved in the proper place. Public Improvements Coordinated. Public improvements must be coordinated with the plan. The comprehensive plan should be a major consideration in the design of all public improvements. To insure proper consideration of such improvements, the Planning Commission should be charged with the responsibility of reviewing plans for all public improvements prior to authorization or construction. If the improvement is in accordance with the plan, it is approved. If it conflicts with the plan, it is disapproved or an appropriate modification is suggested. Public Support. There must be public understanding and support of the plan. No matter how excellent the planning laws, no matter how sound and inspiring the city plan, no matter how sympathetic and cooperative the officials may be, the comprehensive plan will not be carried out unless the plan is generally understood and approved by, and has the backing of the people of the community. Coordination of Public Improvements For many years, the State of Michigan has had legislation providing for the creation of a city planning commission, outlining the power and authority of such commissions, and providing for the preparation and adoption of comprehensive city plans. �II II II II II II II II I I '. - 73 - This act authorizes the appointment of a city planning commission, establi~hes the term of office for such members, provides for the organization of the commission, the making of reports, the employment of consultants, et cetera. The Planning Commission bas wide powers in reviewing and making recommendations concerning all public improvements. The Council having jurisdiction over projects can, of course, override an adverse recommendation of the Commission; but, the requirement that the plans for the improvement be reviewed before it is built affords an opportunity for coordination with the city plan and allows the Planning Commission to bring to the attention of the appropriate public officials any lack of conformity with the plan. It also affords time for public opinion to be heard, provides a means of keeping the public and the council informed concerning the plan, _and insures that the city plan will be considered in the location and design of all such improvements. -II Michigan State law requires that the compr~hensive plan, or any part thereof, · shall be adopted by resolution of the Commission. After its adoption by the Commission, an attested copy of the plan must be certified to the council, and the County Registrar of Deeds, and after · which action~ the plan constitutes the official city plan. Amendment of the comprehensive plan can be made, but only after referral to the City Planning Commission for its recommendations. II A greater part of Gaylord is composed of private buildings. The various public improvements such as streets, utilities, schools, et cetera, are service facilities which enable the private developments to function. Consequently, if the basic pattern of the community is to conform with the plan, several regulatory measures are needed to help guide private building construction. Ill II II II ·•, ; Guidance of Private Development Recommendations on certain regulatory measures were presented in previous preliminary reports. These include the zoning ordinance, the subdivision regulations, and a major street plan. These regulations either direct private growth or control the standards of private development. Mere adoption of these laws is not enough as they should be carefully administered and strictly enforced. One of the major activities of the City Planning Commission will be the administration of the zoning and subdivision regulations. From time to time, there will be petitions and �" "II II II II II - 74 requests for changes in the zoning ordinance. Each of these should be studied on the basis of the conditions and, especially, from the standpoint of the desirable development of the community as a whole. The ordinance should never be made subject to easy and frivolous amendments. Nonetheless, there will be instances when revision is desirable. These changes should be made only after the most careful appraisal of the conditions and the weighing of public· interests and welfare, to insure that the change is warranted. Similar careful consideration should be given to each subdivision design. Once the plat is recorded and streets and lots laid out, the pattern is fixed, and the design of the area should be made as nearly perfect as possible in its very conception. Public Understanding and Support -II It is essential that the citizens of Gaylord· understand the many problems confronting the city as revealed by the comprehensive plan; how the plan can assist in solving these problems; and the many advantages that the citizens as · a whole may derive therefrom. · No matter how effective the legal procedures that are made available for carrying out the plan, the administration cannot· be completely successful unless the plan is understood by, and has the support of, · the public. Lack of understanding of comprehensive plans · by the citizens has invariably been one of the weakest phases of planning programs. II 1. An active citizen committee that remains as a permanent organization is of great value in a planning program. Through this permanent committee, the will of the community will thus be represented and expressed to advise upon the various elements of the plan. "The intelligent understanding and wide representation of such an organization can consolidate public opinion in favor of developing the city in a truly democratic manner along the principles set forth in the city plan. "-II II II The following are suggested measures for obtaining citizen understanding and support of the planning program in Gaylord: 2. Publication and distribution of the plan provides an important means of acquainting the public with its aims and proposals. The area newspapers and radio stations have done an excellent job of publicizing the studies and proposals. 3. Another important means of gaining public understanding and support is the inclusion of studies of the plan in the elementary and high school curricula. Copies of the reports, including the final report, should be placed in all school and public libraries. · �111 111 "Ill Ill Ill Ill -Ill " II II "-II - 75 4. Annual reports published by the City Planning Commission could be efnective tools in informing the public of progress on the plan. 5. The Planning Commission could form an ex-officio publicity committee consisting of approximately three members, one member of the Commission, a member of the city staff, and a member of an active community organization such as the Chamber of Commerce. This committee could prepare map displays for retail stores and banks, arrange for newspaper and radio publicity, develop color slides and models of the longrange program. Planning Commission Program In order for the planning program in Gaylord to be effective and actually serve as a guide for future development, certain major steps must be initiated by the City Planning Commission in the near future. These important steps are essential and immediate objectives. It is the responsibility of the City Planning Commission to initiate these programs _reviewed in the following: 1. Adoption of the Comprehensive Plan. The ' first and the most important step is the adoption of .the comprehensive plan. ~e_veral phases have already b,een adopt~d by the Commission. All of the other actions and programs of the city to guiqe the future development are based upon this comprehensive plan. The City Planning Commission should pursue the adoption of the plan. 2. Recommendations on a Capital Improvement Program. The comprehensive plan outlined an extensive number of public improvements that should be developed in Gaylord during the next twenty years. The development of these public improvements should start immediately so that they are developed gradually over a period of years. Therefore, it is imperative that the city undertake a sound program for capital improvements. The Planning Commission should refine the capital improvement program and forward it to the City Council recommending its execution. 3. Publish a Summary Report. Publication and distribution of the comprehensive plan is the first important means of familiarizing the public with the Commission's activities. The mere printing of the plan in its entirety will not, however, be adequate means of securing public understanding. Many people will not read such a report and many will not remember the large amount of data and recommendations contained therein. �- 76 It is essential that an educational program of a more visual nature be presented. A summary brochure of the plan, presented in this manner, should be prepared for a wide-scale distribution. 4. Planning Publicity Programs. The Planning Commission should inaugurate a publicity program. Educational activities must be continued in succeeding years, for a single program, even though extensive, is quickly forgotten. The Planning Commission should publish annual reports as well as any special studies of city-wide interest which it may undertake. These reports should clearly present accomplishments that have been made under the comprehensive plan and through capital improvement programs. City Council Program The City Council, as the legislative body of the municipal government, has the final responsibility for all planning in the community. It is therefore essential that the Council pursue a program in order to make effective use of the comprehensive plan for Gaylord. A program, pertaining to planning, is outlined in the following: 1. Acceptance of the Plan. Following refinement and adoption of the comprehensive plan by the City Planning Commission, the Commission would forward the plan to the City Council. This plan will represent the combined thinking of the Planning Commission members, the consultants, and interested citizens. It is the responsibility of the City Council to accept the plan as a public document to serve the present and future City Councils. 2. Initiate Improvements. The capital improvement program, based upon the comprehensive plan, should be forwarded to the City Council by the Planning Commission. The City Council should carefully review the proposed program, revise and modify it according to their judgment of local needs, and initiate legislation for its execution. Gaylord bas many pressing needs for public improvement and a delay in providing these improvements will only create a greater burden for the community in the future. 3. Adoption of Regulatory Measures. Following action by the Planning Commission, the City Council should proceed with the adoption of the revisions in the zoning ordinance and the subdivision regulations. These municipal ordinances are necessary for the City Council to properly control and guide future private development. �" ": "-II -II II II -II II II II II - 77 Planning Commission Policies and Procedures Any major public physical improvement should be referred to the Commission for study and report before it is initiated and land purchased therefor. A cooperative action between the City Planning Commission and the City Council will be required to make it effective. The Commission must be kept informed regarding changing conditions or unexpected trends which may require some adjustments in the long-range plan and in the capital improvement program. Such adjustments should not result in abandoning the basic principles or the major proposals of the plan, but will consist largely of minor modifications to meet changing conditions. The Planning Commission should act as an advisory body to the City Council for any public project that would affect the general deve_lopment of the community. The Planning Commission should interpret the comprehensive plan for the City Council. One of the important functions of the Planning Commission should be an annual review of the capital improvement program in cooperation with the affected officials and agencies. The Planning Commission is concerned with all improvements affecting the community and it is the logical agency to suggest their coordination and scheduling. The City Council should direct the Planning Commission to prepare annually a program of capital improvements for their consideration. The new zoning ordinance provides that the Planning Commission shall study any change requested in the zoning ordinance or district map and make a report before official action is taken by the City Council. The Planning Commission is the logical agency to consider such changes, as it has thoroughly studied all of the major phases of urban development and is conversant with the data and principles on which the zoning ordinance is based. There are several phases of zoning administration upon which the City Council and the City Planning Commission are required to take action. The proposed land subdivision ordinance places heavy responsibility on the Planning Commission. Each subdivision plat is submitted to the City Planning Commission for careful examination to determine whether it conforms to the general provisions of the comprehensive plan and to the standards established by the regulations. The responsibility of the Planning Commission is to determine general overall policy and to make decisions on matters referred to it concerning the physical development of the city. The Commission should have a carefully worked out set of rules �- 78 - and bylaws and an established procedure. The latter should include, among other things, the establishment of regular monthly meeting dates and deadlines for the submission of matters to be considered at regular meetings. Close cooperation between the city and the county should be encouraged by the City Planning Commission. Joint meetings between the city and the county should create an excellent liaison. The Planning Commission should not only be aware of local trends, but should stay informed of new trends and major developments in other cities. Attendance at state and national conferences or meetings on planning and urban development is helpful in keeping the Commission and the community informed of progress and experience in handling local problems in other urban areas. The Planning Commission should also be a service organization for supplying data and information on local conditions and for helpful assistance to both private and public agencies in dealing with current problems. � 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 Gaylord_Comprehensive-Plan_1966 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1966-05 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for the City of Gaylord was prepared by Hardland Bartholomew and Associates in May 1966. Subject The topic of the resource Comprehensive plan publications Gaylord (Mich.) Otsego 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/6ef58851bc4749d022b94cd56f1ce7a0.pdf 28f1dc9cf741e8220f9b5a681b0b93e1 PDF Text Text COMPREHENSIVE PLAN CITY OF FREMONT FEBRUARY 1981 PREIN & NEWHOF ENGINEERS • PLANNERS �COMPREHENSIVE PLAN CITY OF FREMONT, MICHIGAN r �f r r f r I I FORWARD This publication constitutes the Comprehensive Development Plan for the City of Fremont, Michigan. The Plan consists of a series of background studies with respect to environmental considerations and their development limitations, population, economic, comnunity facilities, transportation, utilities and land use. . planning series also involved forecasts of population growth to the year 2000 and what this means in terms of new housing units production and other land requirements. Additional studies in this planning process include the formulation of comprehensive goals and objectives, future land use, major throughfare and central business district '~ I I~ I plans. ,. I f r r r b Each study report was reviewed and discussed by the Planning Commission involving citizen input prior to moving on to the next step in the work program. proposed as policy and not a binding legal document. The Plan herein is However, it is intended to serve the City as a growth management tool and a sound basis for the City's zoning ordinance ,~ I Part of the background and map. �TABLE OF CONTENTS REGIONAL AND AREAWIDE RELATIONSHIPS 1 - 2 BACKGROUND INFORMATION 3 - 33 • Environmental Considerations Topography Soil Characteristics Aquatic Systems Prime Woodlands 3 - 6 3 3 - 4 4 - 5 5 • Population Analysis Total Size Age Dis tri butfon Education Income Employment 7 - 13 7 - 8 • • • • ■- ■- • 9 - 10 10 11 - T2 12 - 14 Economic Characteristics Manufacturing Retail Trade 14 - 16 15 15 - 16 Community Facilities Fremont Lake Park Darling Creek Branstrom Park Cherry Hill Playground Fremont City Park Aboretum Park Newaygo County Fairground Fremont Junior High School Cedar Street Elementary School Ptne Creek Athletic Field Fremont High School Daisy Brook Elementary School Fremont Christian Elementary School Fremont Christian Junior High School Privately Owned Facilities 22 - 29 • Transportation Elements Miscellaneous Transportation Facilities Roads 26 - 27 26 27 • Uti 1i ty Services Water Distribution System Sanitary Sewer System 27 - 29 27 27 • Existing Land Use Profile Residential Commercial, Offices and Industrial Public and Private Recreation 30 30 31 i 16 16 17 18 19 19 19 19 20 20 21 - 25 17 18 19 - 20 - 21 21 21 22 22 30 - 33 �TABLE OF CONTENTS cont. Schools Agricultural Open Space Other Land Uses ,. 31 31 31 31 - 33 PROJECTED GROWTH TRENDS 34 - 40 • Population Growth Trends Alternative No. 1 Alternative No. 2 34 - 35 34 34 - 35 • • Housing Growth Trends 35 - 39 Nonresidential Gorwth Trends Commerical Uses Industrial Uses 39 - 40 39 - 40 40 GOALS AND OBJECTIVES 41 - 42 • Residential Areas 41 • Commercial Areas 41 - 42 • • Industrial Uses 42 Open Space and Recreation 42 LAND USE PLAN • • • • • • • • 43 - 49 Low Density Residential 44 Medium Density Residential 44 High Density Residential 44 - 45 Commercial Uses 45 - 46 Professional Offices 46 Industrial Uses 46 - 47 Public and Semi-Public 47 Recreational 47 - 48 • Agricultural 48 • Future Utility Service Areas 48 - 49 ii �TABLE OF CONTENTS cont. Page CENTRAL BUSINESS DISTRICT STUDY 50 - 63 • Physical Resources Existing Land Use Physical Appearance 50 - 52 50 - 52 52 • Retail Trade 52 - 56 • Parking 56 - 59 • Vehicular Circulation 59 • Development Plan Land Use 60 - 63 60 - 62 MAJOR THOROUGHFARE PLAN 64 - 72 • Existing Thoroughfare System 64 - 65 • Future Traffic Volumes and Capacities 65 - 68 • Major Thoroughfare Plan Primary Roads Secondary Roads Collector System 69 69 70 71 LIST OF TABLES Table 1 Population Growth Trends for the City of Fremont and Other Geographic Areas 8 Age Distribution of the Population, City of Fremont, 1960 and 1970 10 Table 3 Educational Attainment for the City of Fremont, 1960 and 1970 10 Table 4 Income Distirbution for the City of Fremont for 1960 and 1970 11 Table 2 Table 5 Table 6 Table 7 Employment by Major Industry Group, City of Fremont, Michigan, 1960, 1970 Employment by Occupation, City of Fremont, Michigan, 1960. and 1970 Table 9 14 Manufacturing Establishments in Fremont, Michigan 1967, 1972, 1979 Table 8 13 15 Retail Trade Summary, City of Fremont, Michigan, 1954, 1963, 1967, 1972 16 Existing Land Use, City of Fremont, Michigan 32 iii - 72 70 71 72 �l LIST OF TABLES cont. Table 10 Population Projections for the City of Fremont, Michigan 1980 - 2000 Table 11 Housing Characteristics of the City of Fremont, Michigan 1979 35 35 Table 12 Projected number of Housing Units for the City of Fremont, Michigan 1979-2000 36 Table 13 Projected Housing Mix and Units for the City of Fremont, Michigan; Year 2000 37 Table 14 Number and Type of Housing Units Projected for 1979-2000, City of Fremont, Michigan 38 Table 15 Number of New Housing Units, Density and Acreage Requirements for the Year 2000, City of Fremont, Michigan 38 Table 16 Projected Land Needs for Residential Purposes by Types, City of Fremont, Michigan 39 Table 17 Table 18 Population and Cormnercial Acreage Projections for Fremont, Michigan and Surrounding Townships, 1980-2000 40 Industrial Acreage for the City of Fremont, Michigan 1980-2000 40 Table 19 Existing Land Use and Land Needs by the Year 2000, City of Fremont Table 20 Table 21 Table 22 Table 23 43 Projected Total Retail Sale for the Fremont Trade Area, Newaygo County, Michigan 53 Population Projections for the Fremont Trade Zones, Newaygo County, Michigan 54 Projected Total Effective Buying Income for the Fremont Trade Zones, Newaygo County, Michigan 54 Projected Total Sales, Effective Buying Income and Sales not Captured for the Fremont Trade Areas, Newaygo County, Michigan 55 Table 24 Existing Retail Floor Area and Projected to the Year 2000 for the Fremont Trade Area, Newaygo County, Michigan. 56 Table 25 CBD Parking Supply and Demand, City of Fremont, Michigan, 1980 Table 26 Existing and Projected Traffic Volumes, Fremont Central Business District 1980-2000 68 Table 27 Projected Traffic Volumes and Road Capacities for Selected Streets, Fremont, Michigan 68 iv 59 �II] C • III • • • • • • LIST OF FIGURES Page Figure 1 Vicinity Map 2 Figure 2 Soil Suitability 6 Figure 3 Percent Changes in Population, Fremont Area 7 Figure 4 Recreational Facilities 24 Figure 5 Premont School District 25 Figure 6 Water Mains 28 Figure 7 Sanitary Sewers 29 Figure 8 Existing Land Use 33 Figure 9 Future Utility Service Areas 49.a Figure 10 CBD Existing Land Use 51 Figure 11 CBD Parking Inventory 57 Figure 12 CBD Parking Supply and Demand 58 Figure 13 CBD Future Land Use 62 Figure 14 Illustrative Site Plan - CBD 63 Figure 15 Road Classifications 66 Figure 16 Traffic Volumes 67 Figure 17 Comprehensive Plan 72 · ~ ~ V �• • REGIONAL AND AREAWIDE RELATIONSHIPS • �• • • • ., • • -•• • • • • •■ • • •-~ ' REGIONAL AND AREAWIDE RELATIONSHIPS Toe City of Fremont is located within the southwestern portion of Newaygo County, on the north side of Fremont Lake. This urban community of 4,115 persons is sit- uated in an agri'cultural and water resort area 50 miles north of Grand Rapids Metropolitan Area and 30 miles northeast of Muskegon. With the Manistee National Forest occupying approximately two-thirds of Newaygo County, Fremont naturally acts as the center of population for the county. Contributing to the population attractions are the hundreds of lakes in the County and the two .principle rivers, the Muskegon and the White . The aesthetic and recreational value of these lakes and streams is priceless, not only for leisure time activities of City natives but for the growth and development of the community. Commercial developments rely on the seasonably heavy tourist trade brought on by the attractions the City has to offer. This in turn helps boost the economic base . Fremont is served by one secondary State High\-1ay, M-82, which is located on South Stewart Avenue and on Main Street. This easily accessible community makes Fremont a favorable location for Gerber Products, the largest producer of baby food in the world, who's home office and research center are located within the City . . In addition, two chemical oriented industries, Carojon Chemical Company and Ori-Slide Incorporated are located here. With these industries, Fremont has a firm employment base. Coupled with a sound economic and employment base, Fremont's location is very favor- able. Figure 1 portrays Fremont's location in relationship to the region . -1- �11 11 • I I - ••• - L - - - - • ~ - - - - - '- - - -- • I NI ~ i~ I ~ - - I ILL!;._ 1,')-__ .,;_ __ •• -, ------,------ - - - - T - - - - ~ I I - -- - - I I • • FIGURE COMPREHENSIVE PLAN CITY OF FREMONT NEWAYGO COUNTY, MICHIGAN VICINITY MAP ---- MILES 0 10 20 30 ~ �• • • BACKGROUND INFORMATION �• • • • • • • • • • • • • • • • • •-~ BACKGROUND INFORMATION Environmental Considerations The natural and physical features of the Fremont Area must be accounted for and made an integral part of the Comprehensive Development Plan for the City of Fremont. By taking into account environmental considerations, decisions can be made as to what extent environmental values outweigh urban development values. This is necessary to enhance preservation concerns and justify a growth management strategy . The following environmental factors are analyzed to provide clues to more desirable spatial urban development patterns consistent with the most cost-effective development solutions . Topography - The City of Fremont is situated on the south edge of a glacial dumping ground. There is a definite, yet gradual, change in topography from north to south . In the northern areas, relief is sharp and broken. Moving southward, the hills be- come more rolling in nature, generally decreasing in size and flattening out to a more or less level area around Fremont Lake. Here can be found the lowest elevation (746 feet above sea levell within the City limits. The highest point in the City, about 900 feet, can be found in the northwest area. , In general, the City can be described as two separate mounds. northwest area and the other along East Main Street. wide valley northeast of the City. One is located in the The latter impounds water in a Within the valley are numerous isolated hills and a chain of four connected lakes . Soil Characteristics - Since Fremont lies on a glacial dumping ground, several types -3- �• • • • • • • • • • • • • • • of soils have been found. A total of 36 soil types have been classified. total, the Nester series is the predominant soil series. Of this These soils have a very low permeability and are generally not conducive to septic systems in regions of dense development. However, because of the low permeability the soil is generally very receptive to agricultural uses. Moisture is held in the soil, while at the same time, valuable soil nutrients are not easily leached out . Aquatic Systems - Fremont Lake, the largest of the City lakes, is located near the southwest corner of the City and is within the Corporate City limits. It has a surface area of 1.3 square miles and approximately 6 miles of shoreline. It serves as a receptor for drainage for the entire City including the four lakes in the northwest area. Much of the land in surrounding townships also comprises t his particular drainage district . Other City lakes include; First Lake, Second Lake, Third Lake, and Fourth Lake in the northwest area. These small lakes are interconnected and outlet to Darling Creek . Kempf Lake is a very small lake which feeds Second Lake . Darling Creek flows from First Lake southwest through the City and into Fremont Lake . Throughout most of its course, it has a natural appearance with the presence of vegetation and wildlife. It flows through Branstrom Park in the nort h and is channeled under M-82 through a culvert. Its water quality is good, and its aesthetic and potential recreational value is high . There are also three named drains within the City: Maat Drain, Miller Drain, and McDonald Drain. Maat Drain flows southward from All three outlet to Fremont Lake. sections of Dayton and Sheridan lownships cutting across an area in the southwest portion of the City. Miller Drain flows west to Fremont Lake through the southern -4- �portion of the City. McDonald Drain flows west to southwest across the southeast area and across the northeast corner of Sheridan Township. Other drains and drain- age ditches become active during periods of high rainfall and flooding. = • • •II II II • • • • • • • • • Prime Woodlands - Because the City is already extensively developed, prime natural woodlands are extremely rare. do exist. However, a few areas considered prime woodland areas By far, the most extensive prime woodland is the red pine stand in northern Branstrom Park . An additional prime woodland area is in and around Maple Grove Cemetery. Here, several mature maples and spruces add to the beauty of the southern region. Other areas considered prime woodlands have recently been logged off. This type of activity must be guarded against if Fremont is to maintain its beauty in a natural setting. In the development of new subdivisioris and homesites, care should be taken to retain as much forest cover as possible . to enhance the aesthetic value of an area. Trees offer a natural screen and do much This value is directly related to the dollar value of property . In summary, the last glacial period left its imprint upon the City of Fremont with changing relief, numerous soil types and many impounded waters. As a result, soils in the Fremont area are generally not conducive toward septic systems. Figure 2 indicates those areas with soil less receptive to subsurface disposal of sewage . Waste removal other than septic systems should be utilized . -5- �.l.l.!. 1. ).l. i•1.• I.I. ;. ). 1•••, t'e, ... ..... .. "ta JI- >; fl }U A ·-csf f i l l P ~ ~ - - ¾ _ l ? j ., COMPREHENSIVE PLAN CITY OF FREMONT fEWAYGO COUNTY, M l ~ LEGEND - AREA WIT-H SOIL CHARACTERISTICS NOT RECEPTIVE TO SUBSURFACE OlsPOSAL OF SEWAGE. FIGURE SOIL ~ U} 2 SUITABILITY o' ~ aoo· ,200· .,,,... --I - - FEET i,1111•. NWMC) I' UtGUltlUII - "lA.Ulte �II II II II II II II II II II • • • • • • Population Analysis In order to develop a basic understanding of the growth of Fremont and the needs of its population, it is important to study the population growth trends and the changing indicators such as age, education, income, and employment. Failure to assess the impact of changing conditions will mean inadequate solutions to existing and future problems and needs both in terms of supplying services and the provision for proper land development. Total Size - While the City of Fremont grew by only 2.4 percent from 1960 to 1970, the area grew by 564 people - mostly in the tovmships surrounding the City. Figure 3 shmvs the percent change of population in the surrounding toimships (Sheridan, Dc1yton, Sherman, and Garfield). In 1950, the popu1 ati on in Fremont was 3,056. 3,384 or an increase of 10.7 percent. the growth was only 2.4 percent. By 1960, grO\vth in the City reached During the 1960 to 1970 period, as noted earlier, It would appear that most of the grov,th in the City and the area is attributable to the growth of Gerber Products. As new employees join the Gerber organization, there are additional spin-offs in the form of service type jobs. impact. One hundred new jobs in any corrmunity has considerable positive economic Table 1 relates the growth of Fremont to other geographical areas: FIGURE 3 PERCENT CHANGE IN POPULATION FREMONT .!\REA: 1960-70, 1970-80 • 1960-70: + 11.8% • 1970-80: + 13.0% • 1960-70: + 30.0% • 1970-80: + 17.0% DAYTO~I TOlmSHI P SHERMAN TrnmsHIP SHERIDAN TO,JNSHI P GARFIELD TOWNSHIP 0 1950-70: + 9.8% • 1970-80: + 13.0% o 1960-70: - 15.5% • 1970-80: + 21.0% -7- �TABLE 1 II Area II Fremont II II II II II II II • • • • • • • • POPULATION GROWTH TRENDS FOR THE CI TY OF FREMONT AND OTHER GEOGRAPHIC AREAS 1950 1960 % 1970 3,056 3,384 11 3,456 855 1,085 27 1,411 30 1,650 17 Sheridan Twp. 1,759 2,256 28 2,477 10 2,800 13 1,523 1,709 12 1,910 12 2,150 13 Garfield Twp. 1,078 1,713 60 1,488 -16 1,800 21 24,160 12 27,992 16 34,200 Sherman Twp. Dayton Twp . Newaygo Co. 21,567 % 1980* 2. 4 4,115 Of n 19 22.2 *Estimates by Prein &Newhof and West Michigan Regional Planning Commission (.1975) In 1970, Fremont's population was 3,465 with a toal of 1,259 dwelling units and . 1,193 occupied units for a 5 percent vacancy ratio. 2.9 persons/unit. Average occupancy then was According to City officials, vacancies in the City are non- existent today. Through October of 1979, new units constructed or under construction totaled 187. However, 27 units were demolished for a net increase of 160 units. Calculations pro- ceed as fol lm-.,s: 1,259 1970 Units 160 New Units {_Net) 1,419 1,419 Units x 2.9/unit = 4,115 Persons Some of this population increase is a result of the anne xation of lands previously in Dayton and Sheridan Townships. In fact, 103 units were annexed in 1978 for a pop- ulation of about 299 persons . -8- �Population estimates for Fremont by the U.S. Census as presented in the 1979 Michigan Statistical Abstract indicate 4,776 persons in 1976 or a 37.6 percent change from 1970. Based on current information, this estimate would appear excessive. Federal census projections are often determined by tax returns with Fremont mailing addresses. Therefore, residents in adjacent townships would be considered res- idents within the corporate limits for estimate purposes. II II II II II II II •II II • • • • • The land use survey conducted in the fall of 1979 counted 1,416 dwelling units. There- fore, the 4,100 figure appears to be accurate. Age Distribution - Trends during the 1960 to 1970 period show quite clearly that the age of the population is changing in Fremont . older while less babies are being born. The age distribution is becoming For example, the age group 50 to 64 jumped from 13 to 16 percent of the population from 1960 to 1970, while the under 5 years of age dropped from 12 percent to 8 percent, a 31 percent decline in just a 10 year period. Further, the family unit size substantiates the trend changing from 3.3 persons in 1960 to 2.9 persons in 1970. Based on projections for the State of Michigan as a whole, the median age in the State will continue to change from 25.5 years to 35.2 years by the year 2000 . Table 2 shows age distribution for the City of Fremont for 1960 to 1970: -9- �TABLE 2 Ill Ill Ill Ill II II II II • • • • •II AGE DISTRIBUTION OF THE POPULATION CITY OF FREMONT, 1960 & 1970 Age Group 1960 % 1970 Under 5 years 409 12 283 8 5-19 Years 955 29 1083 31 20-34 Years 561 17 553 16 35-49 Years 634 18 588 17 50-64 Years 446 13 547 16 65 &Over 379 11 411 12 Source: % U.S. Census of Population, 1960, 1970. Education - Educational attainment by City residents increased during the 1960-1970 period. 1970. Median school years completed in 1960 were 12.1, increasing to 12.3 in Assuming the same trend, current figures for median school years completed is 12.5. Following is an educational summary for Fremont: TABLE 3 EDUCATIONAL ATTAINMENT FOR THE CITY OF FREMONT 1960 & 1970 Categories 1960 1970 3 5 Elementary, 1-4 Years 5-7 Years 8 Years 56 147 400 17 110 351 High School 1-3 Years 4 Years 288 498 284 626 1-3 Years 225 228 235 319 12.1 12.3 No Schoo1 Completed College 4 Years Median School Years Completed Source: U.S. Census of Population, 1960, 1970 -10- �• • • • II II -II • • • • •II Income - Significant changes in the income levels of the population in Fremont are evident in the following Table. In 1960, lower incomes are prevalent since the dolla r bought considerably more in 1960 than in 1970 . TABLE 4 INCOME DISTRIBUTION FOR THE CITY OF FREMONT FOR 1960 &1970 Income Levels 1960 % 1970 % Under 1,000 24 3 5 1 1,000 - 1,999 63 7 15 2 2,000 - 2,999 47 6 38 4 3,000 - 3,999 82 9 57 6 4,000 - 4,999 88 10 37 4 5,000 - 5,999 116 14 42 5 6,000 - 6,999 116 14 52 6 7,000 - 7,999 70 8 59 6 8,000 - 8,999 26 3 88 10 9,000 9,999 37 4 92 10 10,000 & Over 184 22 406 46 10,000 - 11,999 (127} 12,000 14,999 (130) 15,000 - 24,999 (109) 25,000 - 49,999 ( 36) 50,000 & Over ( Tota 1 Families Source: 853 100 4) 891 100 U.S. Census of Population () Indicates figures are included in the total number for the $10,000 and over categories . -11- �In 1960, only 22 percent of the population earned $10,000 or more in Fremont. 1970, this figure had drastically changed to 46 percent. caused by inflation. By Much of this change was However, greater educational attainment was evident which translates to higher incomes. Using the Consumer Price Index, income distribution could be estimated for the year 1980 assuming the same percent breakdown for the in- II II Ill Ill Ill Ill Ill Ill II • • •II •II come group. This is not a totally realistic analysis, however, since the character~ istics of the population most likely have changed since 1970. In 1970, per capita income was $3,141. This increased to $4,053 by 1975. Using the Consumer Price Index and assuming no change in distribution of income, estimated 1980 per capita income is $5,520. Assuming an average family size of about t hree persons, family income is approximately $16,560. Employment - Employment characteristics of Fremont residents have remained relatively stable in some areas with drastic changes in at least two areas. Manufacturing continues to be the major industry group comprising 36 percent of the population. The per- cent of the total employment persons (_City residents) rern ined unchanged from 1960 to 1970. However, in the wholesale and retail trade areas, a substantial decrease i s noted fro m 25 percent of the employed persons to 17 percent, or a decrease of 32 percent . In contrast, professional and related services increased 50 percent from 14 percent of employed persons in 1960 to 21 percent in 1970 . Thus, it appears that there are less wholesale and retail facilities but larger in size. Further, with the population growth in the area primarily outside of the City, there has been an increasing demand for professional and related services. The following Table shows employment by industry group for 1960 and 1970 . -12- �II •II II II •II II II II II II II • • • • •II TABLE 5 EMPLOYMENT BY MAJOR INDUSTRY GROUP CITY OF FREMONT , MI CHI GAN, 1960, 1970 Major Industry Group 1970 1960 % 22 2 30 2 26 2 60 382 5 31 81 406 6 30 79 6 72 5 Who1esale & Retai1 Trade 303 25 230 17 Finance, Insurance Business &Repair 116 10 94 7 Professional & Related Services 172 14 279 21 Public Administration 33 3 39 3 Other Industries 25 2 124 9 1222 100 1351 100 Agriculture, Forestry, Fisheries % Mining Construction Manufacturing: Durab1e Nondurable Transportation, Communication, & Other Public Uti1ities Tota 1 Emp 1oyed Source: U.S. Census of Population, 1960, 1970. Fremont's employment was 1,351 in 1970 or about 14 percent of Newaygo County's employed persons. Assuming this same ratio for more current employment figures, we have estimated current average emp1oyment at about 1,680 in 1979 . In reviewing employment statistics by occupations, we find similar characteristics . From 1960 to 1970, professional, technical, and kindred workers; craftsman, foremen, and kindred workers; and service workers a11 increased as a percentage of all those employed in the City. Table 6 shows employment by major occupation groups for 1960 and 1970. -13- �• •II -Ill TABLE 6 EMPLOYMENT BY OCCUPATION, CITY OF FREMONT, MICHIGAN 1960, 1970 1960 Occupation Employed 1970 % Employed % Professional, Technical, & Kindred Workers 208 17 276 20 Managers &Administrators 177 14 103 8 94 8 92 7 Clerical & Kindred Workers 219 18 210 15 Craftsmen, Foremen & Kindred Workers 116 9 144 11 Operatives 199 16 231 17 Laborers, Except Farm 57 5 53 4 Farmers & Farm Managers 14 1 8 1 15 1 Service Workers 77 6 176 13 Private Household Workers 20 2 51 4 Ill Occupation Not Reported 33 3 II II Total 1222 100 II II Ill II II • • • •II II S~les Workers Farm Laborers & Farm Foremen Source: 1351 100 U.S. Census, 1960, 1970 Economic Characteristics By analyzing manufacturing and retail trade characteristics, the economic potential of the community can be assessed. Furthermore, the ability of the community to finance community facility improvements and to make determinations as to land area requirements for job activities can be estimated . -14- �J J J J •J J J •J J ••• • • • • • • Following is a brief analysis of some representative economic characteristics for the City of Fremont. Manufacturing - According to the 1967 and 1972 Census of Manufacturers, Fremont manufacturing establishments increased from 8 to 14 between 1967 and 1972. current estimates indicate 10 manufacturing establishments. TABLE 7 1972 No. Establishments 8 14 No. Establishments with 20 or More Employed 4 4 Retail Trade Following is a summary: MANUFACTURING ESTABLISHMENTS IN FREMONT, MICHIGAN, 1967, 1972, 1979 1967 Source: However, 1979 10* U.S. Census of Manufacturers . *Fremont Chamber of Commerce. Fremont has seen a healthy growth in retail trade in the City, in- creasing the number of retail establishments by 25 percent from 1967 to 1972. also increased substantially during that same period - over 48 percent. Sales Other re- tail indicators during this period experienced increases - sales per establishment and employees . Following is a summary of the retail trade activity in Fremont: -15- �• • • '• •II' TABLE 8 1954 1963 1967 1972 81 89 89 111 Sales C$1,000) $ 9,000 $ 12,000 $ 15,500 $ 23,000 Sales/Establishment $110,000 $142,800 $174,600 $207,400 402 412 388 401 Number Establishments Employees Employees/Establishment Source: 5.0 4.6 4.4 3.6 U.S. Census of Retail Trade, 1954, 1963, 1967, 1972. If the Consumer Price Index is used on sales/establishment, the 1979 figure amounts •• to $365,500. II Corrmunity Facilities ,• , • •II •II -II RETAIL TRADE SUMMARY CITY OF FREMONT, MICHIGAN 1954, 1963, 1967, 1972 Community facilities affect the character of a municipality and its attrativeness as a place to live and work. channeling development. In addition, they can influence urban growth patterns by Long range planning and programning is needed to ensure that lands best suited for recreation and community use remain in the public sector. Fremont Lake Park - Fremont Lake Park is located just south of the City proper . The water quality in Fremont Lake is deemed suitable for swimming. City owns approximately 27.4 acres on the waterfront. At present, the There are plans to acquire additional land whi~h will boost the size of the park to approximately 30 acres. The park attracts a good number of out-of-town campers. Forty-five of the 63 trailer sites are leased on a ~easonal basis (five to six months). The remaining 18 sites are leased for a limited number of days on an open "first come, first serve" basis. Revenue to the City from this operation alone has averaged $16,000 per year (gross). There are no accurate figures stating the additional revenue local merchants derive from the seasonal tourism. Understandably, there is controversy over this type of -16- �• • • • • • • • • • • • •I • • - activity. It is so intensively used by campers, Fremont area residents do not feel motivated to utilize the area . The boat ramp is located in the southeast portion of the park. The block and gravel • ramp is in need of repair or replacement. Hardwood trees form a high canopy most suitable for picnicking (its present usel. There are restroom facilities and a small general store in this section of the park. of two baseball fields. The western portion is the site The orientation and location of the diamonds have caused many balls to be lost . The lake bottom is a mixture of sand, marl, and some rock. water vary from two to five percent. A depth of six feet is attained within a range of 150 to 300 feet from the shoreline. these points. water. Slopes entering the The lake becomes much deeper beyond Depths reach 60 feet approximately 500 feet from the edge of the Maximum lake depths occur 2,000 feet form the shoreline (110 feet in ·depth) . A high water table predominates throughout the park. peat, and muck. Soils are composed of sand, Soil erosion is evident on the southwest shoreline. are exposed as much as 24 inches in certain areas. Roots of trees Since nothing has been done about . this condition, it is very probable that the erosion problems will continue. A sanitary sewer system currently serves the eastern portion of the par k (for the use of the trailer park facility). The sewer lines are located 24 inches below ground level (this is approximately one foot above the water table}. Other utilities include electricity and water . Darling Creek - Darling Creek flows southward from the lake areas north of Branstrom Park. Throughout most of its course, different species of wildlife were observed which depend on this smooth-flowing stream of water. -17- Vegetation is thriving and �• • • • • • • • • • water quality is good. Although at present there are no known easements parallel to this Creek, it should not be difficult to obtain access throughout its course to the Branstrom Park area. The creek has been channeled through a culvert for a short distance involving the M-82 crossing. Once out of that area, it regains its character by sweeping through property owned by Gerber Products and onto the southern portion of Branstrom Park. Branstrom Park - Branstrom Park is located on the highest land in the Fremont area. A low key road and nature trail wind from wooded to open areas up hills and down to lower areas. · There are two very still ponds fed by springs and by Darling Creek. The latter acts as a connector to larger lakes and ponds in the immediate vicinity. A small area has been developed for picnic activities including a shelter and a playground for children. A very well-planned facility for playing baseball can be found with two tiers of parking positioned in such a way so as to enable viewers to enjoy the game from their cars if this is there preference . The Fremont Public School System and the City of Fremont share in the ownership . of this park. The school system owns 53.13 acres and the City 36.75 acres. The City of Fremont has undertaken an acquisition program which, when completed, will add approximately 30 acres to the existing 89.88 acres. Outdoor winter recreation facilities have been developed including a toboggan slide, a tow, and warming lodge . The slopes on the eastern portion of the park exhibit great potential for enhancing winter recreation and sports . Several soil types can be found in this area. However, most range from poorly to very poorly drained containing muck, peat, and clay loam . The north and east portions of the site have been left as forests. Mixed hardwoods can be found throughout the southern half of the property with more dense forest islands -18- �on the east side. The northern half of the site is predominantly evergreen with mixed hardwood brush as an understory. Cherry Hill Playground - Cherry Hill Playground is located due north of the Gerber Products complex. Some playground equipment has been placed on the northwest por- tion of this 2.7 acre site. The park was observed to be nicely maintained, but there were no other facilities which might invite more intensive use. The soils are poorly drained with rather poor topsoil. Bearing capacities are fair to good, while the topography is flat. Fremont City Park - Fremont City Park is a 2.3 acre site located on the western edge of the downtown area . a chi1drens' playground. surrounding streets. used. The facilities include restrooms, a band shell, and An annual festival is conducted in this park and its However, the remainder of the year the site is virtually un- This site should be developed as a more inviting passive and/or active recreation area. Arboretum Park - The Arboretum is a seven acre natural area located in the southeast quadrant of the City. It contains labeled plantings and a limited system of trails. Miller Drain flows through the site enhancing the woodland setting. Newaygo County Fairground - Although Newaygo County Fairground is actually owned by the City of Fremont, it is presently being leased to Newaygo County. It is a 26.8 acre site with 4-H Club Assembly area, food serivce facilities, exhibition buildings, livestock barns, lighted show ring, and open space for riding, etc. The fairgrounds are used very seldom throughout the year. It is the site of horse sho1oJs, Scout-0-Ramas, lives tock shows, and snowmobi 1e races in addition to the annual fair. -19- �• I -I I -II I -I -I I I I I I I Several smaller play areas are scattered throughout the City. These are geared toward the smaller child. Clubview Playground, which is one acre in size, is an open play area in the northeast section of the City. Fremont Avenue Playground is a fenced childrens' play area approximately 1.6 acres in size in the northeast area of the City. The Fremont Public School facilities, in general, provide the more organized type of recreation activities. Following is a discussion of these facilities: Fremont Junio r High School - Fremont Junior High School is a 91.86 acre site providing approximately 40 acres of outside recreation space. This includes two lighted tennis courts, one unlighted football field, one lighted baseball field, one unlighted baseball field, and a gym approximately 70 to 96 feet. Two baskets (for playing basketball) have been installed in the parking lot for practice. for this game are nonexistent at this school. as a roller skating rink. Courts At present, the gym has also doubled However, school officials have concluded that this ac- tivity should not be allowed to use the gym because of the wear and tear on the floors. Approximately one-fourth of the site is undeveloped. The soil composition is mostly peat and muck with very scant vegetation. Cedar Street Elementary School - An analysis of Fremont Junior High School cannot be complete until Cedar Street Elementary School is discussed. -20- This particular �I I I -I I I • • • • - school has a gym facility 35 to 75 feet and a 10 acre playground. However, this acreage is included in the 40 acres of play area presently utilized by the Junior High School. Pine Creek Athletic Field - Pine Creek Athletic Field is also under the jurisdiction of the Fremont Public School System. This area is approximatey 14.2 acres in size containing a lighted football field, one unlighted baseball field, five unlighted tennis courts which have just recently been resurfaced, a quarter-mile all-weather track, and two football practice areas. Fremont High School - The Fremont High School complex is located at the eastern edge of the downtown core area. severe parking problem. It is very limited in its ability to expand and has a However, some of its facilities are not duplicated else- where in the Fremont area. As part of these facilities, it has an indoor swimming pool, a teen center composed of about 3,960 square feet with game and pool tables, table tennis, snack counter, lounge area, and one acre of playground. Also, one of the grassed overflow parking areas doubles as an outdoor ice skating rink in the winter time. This, in itself, is a problem due to the decreased parking space in the winter months. Land has already been acquired to the west of the school to build the proposed civic center. Hopefully, along with that construction, a mall area will be built together with additional parking facilities. Daisy Brook Elementary School - The Daisy Brook Elementary School has a playground area of approximately 10 acres and a gym facility 60 by 77 feet. Both the school and the playground facility encompass an area of 14.74 acres . All of the above-mentioned school facilities offer the public complete access except during certain school hours and game hours. have top priority. -21- During these periods, students �I -II • • • • Fremont Christian Elementary School - Fremont Christian Elementary School encompasses approximately 3.61 acres. Its recreational facilities include a playground area, an unlighted ball field, a gymnasium, and an outdoor basketball court area with three baskets. Fremont Christian Junior High School - Diagonally across from the elementary school is the Christian Junior High School facility. With a total area of 5.27 acres, this institution has facilities including a playgrouhd area, an unlighted ball field, and a surfaced court with three baskets for playing bas ketball. The Fremont Christian School policy is to make all of their facilities available to the community provided there are no conflicts with school activities. Privately Owned Facilities - There are several private enterprises involved in recreational facilities that deserve to be mentioned as well. One privately owned recreational facility in Fremont is the Fremont Fish and Game Club located in the downtown area. Facilities include an indoor archery range and pistol range. Other privately owned recreational facilities include the Fremont Theater which opens four nights a week throughout the entire year; Westwood Lanes with 10 bowling alleys open all year; the Newaygo County Community Services which has an auditorium with food handling facilities, an assembly hall with small kitchen, and four shuffleboard courts. This last facility is open throughout the year and a great number of senior citizens use it . There are two 18-hole golf courses; the Northwoods Golf Course and the Briarhill Golf Course.· In addition, two nine hole courses are located in the area; the Village Green Golf Course (public) and the Ramshorn Country Club (private). Other private facilities include restarts, riding stables, trailer parks, camps, and boat liveries . -22- �• • • • • • -II II II II This analysis clearly points out that Fremont has a wide variety of recreation facilities. It is lacking a few types of activities. lies in the number of organized court-type games. However, the greater problem Local officials have observed that people want to be participating rather than observing. Therefore, in analyzing this data, it is important to interpret correctly the recreation needs as well as goals and planning criteria to develop an organized and feasible master plan . Other community facilities include the following: • 18 Churches • Chamber of Commerce offices • Municipal Offices Figure 4 shows recreational facilities, while Figure 5 indicates the extent of the Fremont Schoo1 District. -23- �,---------------~-u~r r . 11 I 1 1s , COMPREHENSIVE PLAN =1 ,Nh_, CITY OF FREMONT EWAYGO COUNTY, MICHIGA .ll!!fli!?. la FREMONT LAKE PARK ADON, lb FREMOli!T LAKE PARK 2 BRANSTROM PARK 4 CHERRY HILL PLAYGROUND 5 FREMONT CITY PARK 6 ARBORETUM PARK 7 NEWAYGO CO. FAIRGROUNDS 8 FREMONT JR, . HIGH ~CHOOL 9 • ·- ITTI1I I II I I II II 'ifiljoffi)N q I 11 II • Ill~ DARLING CREEK" :$ CEDAR ST.ELEM.SCHOOL 10 PINE CR. ATHLETIC FIELD II FREMONT HIGH SCHOOL 12 DAISY BROOI< ELEM, SCHOOL 13 PINE ST. ELEM( SCHOOL 14 FREMONT CHRISTIAN 15 FREMONT CHRISTIAN ~ ELEM. SCHOOL JR. HIGH SCHOOL Fremon, 16 RAMSHORN COUNTRY CLUB 17 SENIOR CITIZEN RECREATION IB CLUBVIEW PLAYGROUND 19 FREMONT AVE. PLAYGROUND 20 NATURAL PARK 21 WESTWOOD LAN[S 22 NEWAGO CO, COMM. SERVICES U FREMONT THEATRE FIGURE 4 Lake RECREATION FACILITIES ' rf'••--w~ ~ - 1"11111.IN 10 a IH.WHOI' - IMQUHIIIS • !"LANNERS �- ct. D11lcA L. ( SCHOOL DISTRICTS ) FIGURE 5 COMPREHENSIVE PLAN CITY OF FRE.M ONT LEGEND -••- FREMONT PUBLIC SCHOOLS DISTRICT NEWAYGO COUNTY, MICHIGAN ~-, MILES 0 I 2 3 �-J • • Transportation Elements Transportation systems circulate people and goods within urban areas. Ease of transportation in conjunction with a city's resources and geographical position, determine to a great extent the growth of the economy and the urban area. This in turn will affect the spatial form of a city. Because The City of Fremont is a small community, one would not expect sophisticated transportation systems to be serving the public. However, the transportation systems which do exist in the City are well maintained and provide excellent service to the citizenry. Miscellaneous Transportation Facilities - Presently, there is one privately owned public transportation service which makes up the extent of public access commuter service. The Citizens Anonymous Transportation Service (C.A.T.S.) maintains one vehicle for appointment chauffeur service. This service is used almost exclusively by senior citizens. Railroad facilities have been serving the City's industry for many years. However, the Chesapeake & Ohio has abandoned its railroad right-of-way east of Darling Avenue. Consideration is presently being given to the total elimination of railroad service to the Fremont area. The Fremont Airport is located approximately two miles southwest of the City just west of Fremont Lake. In recent years, this facility has been upgraded to a point where the major runway is now 5,500 feet in length with a 250 foot overrun. east-west runway continues at 3,500 feet in length. type. The Both runways are hard surface The Fremont Municipal Airport is an excellent facility for an airport ser- vicing a community the size of Fremont. petes for industrial development . -26- It should be a great asset as the City com- �-II • • - Roads - The center of the City of Fremont lies at and along the intersection of two state highways. State highway M-82 and state truckline M-20 join the City to other areas in the county and are connectors to other highways which lead to larger cities such as Grand Rapids and the City of Muskegon. Along M-82 through the heart of the City are found the Municipal Building, banks, and the downtown shopping district. This is the center of commercial activity in the City. The City contains a higher than average number of state-designated major streets. The majority of these streets are in residential areas close to the downtown district. Most of the City streets are paved with bituminous and have curb and gutter. The few gravel streets within the City are generally well maintained. These are slowly being paved according to importance and when funds become available. Utility Services Public utilities form an infrastructure which determines what type of development can realistically occur and where it can best be accommodated. Because they strongly influence both private and public land use patterns, utilities must receive special attention in the planning process. Water Distribution System - The City of Fremont has provided water service to virtually the entire City as shown in Figure 6. In addition, through special approval by the City, water was extended beyond the corporate li~its into Garfield and Sherman Townships to service a county vocational education facility as well as nursing homes east of Luce Avenue. Sanitary Sewer System - Sanitary sewers are also provided throughout the entire City with only some small exceptions as seen in Figure 7. In addition, those areas recently annexed to the City do not have sanitary se\ver facilities as of this date. -27- �- -- --------•- - II .- COMPREHENSIVE PLAN \ ~ ' · - - I, ~I L - ',~ . ,W :',I" I, I i - 11 - -=---- Ii 11" . ":1 i- r,iewAYGO COUNTY, MICHIGA ,, r-- ' I _ I! - I "-'.=':- ==j~--===--3'4 1'![ I CITY OF FREMONT ill i----- I' ,. /'=i1 11. ·'. ,,_, ·)f -ri ;; - JP .J ! ~ --- i _____.. __ 1•- I ~JL ~I! - _2.7 -·- WI 1111 1111 WI 1111 11111 id, •/I ' fil - j _,..i _- -- i! ~ - l, ••• <»''I ::-:~.i:ttrnF~7"""~""".J-..,L' -- ri 1; ! 51 --4~~-,_.; I; i r(); .{Tr ,. 1;i 111 _JJL --f~· t/ ,M••-.. - --.-,r-'-j·~---- _c- ~- :r--i . ~ -~ I! ' '"' . '";:·:·· ,I - !:;: 'I ' -, 1 I II I . -~-_.r·rJ ii . 11 ~:· ~ ., - i _: :ii !~~A /.' ·~ -tP'.J Ii I 8 t ' Ir:t=1J ,, ~-7-J ;- i1 'I '1 . 11 I -;:,~,p FIGURE !!!!! v--r F,,,,.on I lak, ____ _,, ,- --, J ; ' WATER ·MAINS ,, I / I . l ---,_, o' ~ \J.} ' " - . _._ • ; 11 : ~ ----, 10 -H 12 j - }' 6 _ ~ P'IIU• 6 11.wMOf' eoo' ,_. 1,--.J ...J •• ..a-fur r ... tNl:l"S • l'LAII-M MAY 1971 �-II - . -I ' ''I I I ~ > IX IX w~W ~-3 z UJ C, i.: h -•~·I. ! I • ~ • l I \ I ,---.; ' I - ·1 ' 1· \ I n I I 2 lfi j r- L~-~·'l'=.c. ·-·c<i' -,."'< , . • . . ii&! -l i .;. 9! l- ~ :, ! <( (I) I - , ~ e Ii I ~J ,.~ .. . (I) 1- -- ! U) .:; .. i .. I -- I L :,,..-:'_1, . ~, / , .! ~ -- . {/:I .,,:I I 1: _. ,,,,.-. �I I I I I 'I I I I I I I I I I I I I As is the case with the water distribution syst em, sanitary sewers wer~ extended east of the City limits (east of Luce Avenue ) to service the Newaygo County Vocational Education Facility as well as nursing care f acilities. Existing Land Use Profile Existing land use advises planning decision makers on the extent to which their community is now developed, the range and amoun ts of the various land uses and urban activities. This land use analysis uses classification techniques to bring land use groupings in line with popular zoning relationships. Residential uses are comprised of single family, two family, multiple family and mobile homes. Other categories include commercial, offices and industrial, public and private recreation, schools, agricultural and open space. Additional groupings take into account public and semi- public, public utilities and parking. Residential - Housing makes up the majority of the City's land use (23%). Residential distributi?n appears to be quite varied as si ngle family, two family, and multiple family dwellings are inter-mixed within several City blocks. These housing units tend to be found near the center of town with other concentrations around the lake and recreation areas. However, one large multiple f amily complex does exist apart from other residential units on the east side of t ow n. parks on the west side. There are also two mobile home Of these residential homes, single family dwellings make up the majority of housing units, comprising a lmost 72 percent of all residential types. Commercial, Offices and Industrial - The ce ntral business district lies along Main Street (M-82). Here is found the bulk of t he City's commercial establishments and office buildings. Most industry is located outside the central business district along the railroad tracks and near the highway. Gerber Products Company, the largest single employer in Fremont, is located nort h of M-82 near the west edge of the central business district. -30- �• • II Ill II II II 111· II II II II II Ill Public and Private Recreation - Fremont has a comparatively high percentage of lands allocated for recreational uses. percent of the City land area. Public and private recreation areas make up over 15 Most of these areas lie on the fringe between resid- ential subdivisions and open space. Schools - The City's schools are centrally located in various elementary school districts. Most school property is found outside the downtown area and offers children short walking distances and easy access to parks and playgrounds. Fremont High School, on the other hand, is located downtown and has little or no room for expansion. Agricultural - Although Fremont is a market for many agricultural products, there are only about 96 acres of fannland within the City limits. Nearly all of the former farmlands have been developed into other land uses through the years. However, the surrounding townships have been and still are comprised primarily of prime farmland. Open Space - Fremont contains over 293 acres of open space and vacant lands. These areas, mostly woodlands and field, consist of over 16.5 precent of the total City area. The large acreage of open space/vacant lands is a direct result of annexation on the fringes of the City which_ included new vacant 1ands to the west of the City, in the vicinity of Luce and East Main Street, plus other lands which, while vacant, are committed for a future use (such as the mobile home park north of Locust Street). Other Land Uses - Other land uses found in the City are: public utilities, and parking. public, semi-public, These uses, though important in their service capa- city, are less significant in terms of their total land area. Table 9 summarizes the existing land use in the City of Fremont as a result of the land use survey taken in the fall of 1979, while Figure 8 graphically depicts these findings. -31- �- ••• ,_ ....... . • • TABLE 9 Land Use Category Single Family Residential 2-Family Residential No. of Units EXISTING LAND USE FREMONT, MICHIGAN ~ . Acres % of Total % of Developed Land l, 052 407.7 22.9 27.4 97 18.2 1.0 1.2 Multiple Family Residential 150 15. 5 · 1.0 1.0 Mobile Home Park 168 25.0 1.4 1. 7 Commercial 61. 7 3.5 4.2 Industrial 124. 7 7.0 8.3 Agricultural 96.0 5.4 6.5 Pub 1i c 15.2 1.0 1.0 Semi-Public 67.1 3.8 4.5 Private Recreation 99.8 5.6 6.7 Public Recreation 179. 1 10.0 12. 1 Schools 107. 7 6.0 7.3 Office 9.0 0.5 0.6 Public Utility 9.3 0.5 0. 7. Parking 3.4 0 .1 0.2 230.0 12. 9 15.5 16.2 0.9 ,. 1 292.5 16.5 Street Right-of-Way Railroad Right-of-Way Open Space/Vacant TOTALS Source: 1,467 1,778.1 Acres 100.0 Land Use Survey Conducted During September, 1979 by Prein &Newhof . -32- 100% �l - - - - ' - - - t - - - - - h j .7 - - - - ~ - - - - - ' l - - - - - - - - - - - f - - - - - l f < ' " " ' - - - - · - - - - i - - - - - - l - - - - - - - 1 I COMPREHENSIVE PLAN ! i n CITY OF FREMONT ST. 38TH EWAYGO COUNTY, MICHIGA LEGEND: ··--,--- - 1:;:;1 SINGLE FAMILY RESIDENTIAL ~ TWO-FAMILY RESIDENTIAL ''' MULTIPLE FAMILY RESIDENTIAL ~ - - MOBILE HOME PARK - COMMERCIAL 1111 Ill PUBLIC D SEMI - PUBLIC ~ . . . . m .,·· ...·. --~<· t>i lllllliltlini: ~ ~ ~ - 9),: ...• ..... □~~~ 1·• . z.... .......... • • ~ □· ~' !<t. • • •• /r==~==:;:c:;. .. . .. . .. •• 1 •I •:• • I[i{1~:'Ii[i'tI • 1 ·••• •• AGRICULTURAL - a . INDUSTRIAL PRIVATE RECREATION PUBLIC RECREATION f:~•::.:~1 SCHOOLS tillilllli] OFFICE - PUBLIC UTILITIES - PARKING D OPEN SPACE • •••• . 'I ·.I FIGURE 8 Fremont EXISTING LAND USE f-·-···· i : • PREIN & NEWHOF 10 ENGINEERS• PLANNERS �PROJECTED GROWTH TRENDS �• • • • • PROJECTED GROWTH TRENDS Population Growth Trends Looking ahead and preparing in advance for future needs is the very essence of planning, and the needs that planning must attempt to foresee depend to a very great extent upon the size of population. are undertaken. For this reason, population projections The task of making population forecasts is very complex requiring information for many parameters. Even with the needed information, unpredicted developments may seriously invalidate the predictions. In light of this, however, the City of Fremont 1 s population projections have been made using two accurate alternatives which have resulted in logical and realistic estimates. Alternate No. 1 involves using building permits to indicate growth trends. In 1970, the Census of the Population reported 1,259 housing units in the City of Fremont. From 1970 to 1980, 187 new units were constructed. However, during this time period 27 units were demolished bringing the net increase to 160. number of housing units in 1980 is calculated at 1,419. As a result, the total Assuming a continued trend of 2.9 persons per unit which is realistic based on leading social indicators, the 1980 Fremont population is 4,115. Therefore, projecting the trend of 18.7 new dwelling units a year with 2.9 persons per unit, the estimated population for the years 2000 is 5,243. Alternative No. 2 is based upon population growth trends. This trend was derived by determining the percent change from 3,456 persons in 1970 to 4,115 persons in 1980; translating to a 19 percent increase . If we assume this change will continue over the next 20 years, the population projection for the year 2000 is 5,826. Based on these alternatives, it is accurate to project Fremont 1 s 2000 population between 5,200 0 5,800. 1,Jith Alternative No. 1, the building permits clearly reveal -34- �• • • ' the growth characteristics of the community. Further, Alternative No. 2 is a good indicator because of the wide mix of economic conditions which prevailed during the period. Therefore, for planning purposes, the population projection for the year 2000 is estimated at 5,500 persons. determined for preceding years. TABLE 10 As a result, estimates can be Table 10 presents these findings. POPULATION PROJECTIONS FOR THE CITY OF FREMONT, MICHIGAN 1980 - 2000 1980 1985 1990 1995 2000 4,115 4,461 4,808 5,154 5,500 Source: Prein & Newhof Estimates Housing Growth Trends An analysis of the existing and long-range housing needs are necessary to estimate space requirements in an attempt to plan for future land use. In the City of Fremont, residential land makes up 31.4 percent of developed land. The residential land has been broken down into four types: single family, two family, multiple family and mobile homes. Within these categories the number of units, acres, densities and percent of the housing stock have been tabulated showing existing conditions. TABLE 11 Table 11 presents these findings. HOUSING CHARACTERISTICS OF THE CITY OF FREMO NT , MICHIGAN 1979 • Housing Tyee Units Acres Dens i t1 Single Family 1052 408 2.6 71. 7 97 18 5.4 6.6 Multiple Family .150 16 9.4 10.2 Mobile Homes 168 25 6.8 11.5 1467 467 Two Family TOTALS Source: Prein & Newhof Land Use Survey -35- % of Stock 100 �• • • • Based on population projections and 2.9 persons per unit, the estimated number of housing units has been determined for the City of Fremont. Table 12 conveys these findings . TABLE 12 PROJECTED NUMBER OF HOUSING UNITS (BASED ON POPULATION PROJECTIONS AND 2.9 PERSONS PER UNIT) FOR THE CITY OF FREMONT, MICHIGAN 1979 - 2000 Year Population 1979 1985 1990 1995 2000 4115 4461 4808 5154 5500 Source: Units 1467 1538 1658 1777 1897 Prein & Newhof Estimates Having determined the number of needed dwelling units, a percentage breakdown can be estimated for each housing type. indicators and trends. The estimated housing mix is based on The rent paying ability of households is significantly changing during these times of spiraling inflation. With high interest rates, enormous construction and land cost, and high taxes, people are left with less disposable income. In addition, household characteristics are changing. This has resulted in a modification of housing needs as well as housing demands. The City of Fremont over the past 10 years has experiences an average growth of 16 units a year. 21.5 units a year. The projected growth over the next 20 years is estimated at This growth rate is reasonable since many of the new units will be multiple family dwellings. With the economic conditions and changing household characteristics, as previously mentioned, more households are being forced to seek high density, rental units, and especially the young and elderly. In addition, with several elderly apartment complexes in the planning stage, multiple family dwellings making up 18 percent of the housing mix is realistic. �• • • However, if economic conditions continue to worsen, these projections may be invalidated. Furthermore, if the City actively pursues greater industrial devel- opment in an attempt to diversify the industrial base, a significant impact on housing development could result. Keeping these variables in perspective, the estimated housing mix for the year 2000 was compiled. TABLE 13 Table 13 reveals these findings. PROJECTED HOUSING MIX AND UNITS FOR THE CITY OF FREMONT, MICHIGAN: YEAR 2000 Housing T1ee Housing Mix(%) 1979 2000 Single Family 71. 7 60 1138 6.6 8 152 Multiple Family 10. 2 18 341 Mobile Homes 11.5 14 266 TOTALS 100 100 1897 Two Family Source: Units 2000 Prein & Newhof Estimates Using the projected housing mix for the year 2000, the estimated number of units for each housing type can be determined. Table 13 also reveals these findings. By plotting the 1980 and the year 2000 data and interpolating for the five year increments, the number of dwelling units for preceding years can be calculated. These results are found in Table 14. -37- �.. TABLE 14 NUMBER AND TYPE OF HOUSING UNITS PROJECTED FOR 1979 - 2000, CITY OF FREMONT, MICHIGAN Housing Type 1979 1985 1990 1995 ·2000 Single Family 1052 1070 1090 1115 1138 97 110 120 135 152 Multiple Family 150 175 210 265 341 Mobile Homes 168 190 210 235 266 1467 1545 1630 1750 1897 Two Family TOTALS Source: Prein & Newhof Estimates Residential acreage can be determined using the projected housing mix figures together with density standards and their ranges established in Table 15. TABLE 15 NUMBER OF NEW HOUSING UNITS, DENSITY AND ACREAGE REQUIREMENTS FOR THE YEAR 2000, CITY OF FREMONT, MICHIGAN Units 2000 Density New units/acre Additi ona 1 Acreage Housing Type 1979 Single Family 1052 +86 High Average Low 97 +55 High 7 Average 5 . 4 Low 8 11* 14 150 +191 High Average Low 8 16 19* 24 High 7 Average . 6 Low 5 14 16* 20 Two Family Multiple Family Mobile Homes TOTALS Source: 168 +98 1467 +430 4 2.5 1 12 10 22 34* 86 80* Prein &Newhof Estimates * Average numbers are summarized in the totals column. -38- �• Based then, on the preceding tables, Table 16 summarizes for the City of Fremont, the anticipated average land usage of residential types within a 20 year period. TABLE 16 PROJECTED LAND NEEDS FOR RESIDENTIAL PURPOSES BY TYPES CITY OF FREMONT, MICHIGAN Housing Tyee 1979 Acreage 2000 Acreage Change Single Family 408 442 34 Two Family 18 29 11 Multiple Family 16 35 19 Mobile Homes 25 41 16 467 547 80 TOTALS Source: Prein &Newhof Estimates Nonresidential Growth Trends Commercial Uses - In commercial enterprises, the market reaches a point of saturation in which a certain number of residents can only support a specific amount of businesses. Assuming area needs are presently met, as the population grows, so will the demand for commercial land. Presently, commercial land in the City of Fremont accounts for 61.7 acres. Since Fremont is the area market center, commercial land in surrounding townships should be included. Adjacent commercial lands account for approximately 49.2 acres. brings the total commercial acreage in the Fremont area to 110.9 acres. This With an area population of 12,515, commercial land is calculated at 112.9 persons per acre. Based on these figures, 148 acres of commercial land are needed to serve the area by the year 2000 with a population of 16,714. Therefore, assuming land is available, Fremont could absorb 37 additional acres of commercial land. Table 17 conveys the projected commercial acreage for Fremont and surrounding townships for 1980 - 2000 . -39- �TABLE 17 POPULATION AND COMMERCIAL ACREAGE PROJECTIONS FJR FREMONT, MICHIGAN AND SURROUNDING - owNSHIPS, 1980 - 2000 Populatio:1 Commercial Acreage 1980 11,214 111 1985 12,589 120 1990 13,96~ 130 1995 15,339 139 2000 .16, 71~ 148 Source: Prein & Newnof ~stimates Industrial Uses - In the City of Fremont, 696 persons are employed in manufacturing. Current land used for industrial purposes totals 124.7 acres. employees per acre. This computes to 5.6 By establishing a ratio of manufacturing employees in Fremont to those in Newaygo County and applying this ratio to the number of Newaygo County manufacturing employees, the number of Frenor.: employees can be determined. As a result, projections can be made for Industritl Acreage for the City of Fremont, 1980 - 2000. Table 18 reveals these findings. TABLE 18 INDUSTRI~L ACREAGE FOR THE CI~Y QF FREMONT, MICHIGAN 1980 - 2CJO 198•) Newaygo County Population* 34,200 1985 1990 37,600 41,000 1995 2000 43,800 45,900 Newaygo Manufacturing Employees 1, 87 S 2,068 2,555 2,409 2,524 Fremont Manufacturing Employees 696 767 837 894 936 Employees/Acre 5.6 5.6 5.6 5.6 5.6 124.7 137.0 150.0 160 167 Industrial Acres Source: Prein & Newhof Estimates * Michigan Statistical Abstract 1979 -40- �GOALS AND OBJECTIVES �GOALS & OBJECTIVES An understanding of the goals and objectives of the Comprehensive Plan is essential to perceive specific proposals and concepts proposed by the Plan. An essential purpose of the Plan is to broadly define the kind of community envisioned so that development, regardless of its rate, will always be toward the fulfillment of recognized goals. RESIDENTIAL AREAS 1. 2. 3. Preserve and enhance the supply of decent, safe and structurally sound housing within the City of Fremont. • Periodically review the structural integrity of the housing supply. • Develop programs for conservation and rehabilitation of unsound and unsightly structures. • Consider the establishment of a housing code which requires, among other things, occupancy pennits. An alternative mig ht be the establishment of an occupancy permit section in the Zoning Ordinance. • Through local ordinances, require owners to maintai n their structures and grounds in order to promote the health, safety and general welfare of Fremont's residents . Preserve the residential character in the various neighborhoods. • Protect residential areas from non-residential encroachment. • Minimize the intrusion of through traffic in neighborhood areas. Provide for a variety of housing types within the City to allow people options in housing. • Through proper land use planning and zoning, establish areas for a variety of housing types within the City such as single family, duplexes, multiple family (condominiums and apartments), and mobile homes. COMMERCIAL AREAS 1. Encourage business in Fremont to develop appealing shopping facilities which provide a sufficient amount of goods and services to meet the needs of a growing population in the City and market area. • Promote physical clustering of commercial facilities rather than strip development thereby providing for joint use of parking facilities, more convenient shopping and pleasant pedestrian spaces. -41- �2. • Discourage over-~oncentration of similar businesses to prevent vacancies and market saturation. • Blend the commercial areas with surrounding uses to minimize land use/ traffic and environmental conflicts. • Provide adequate parking to create an inviting shopping environment convenient for all to use. • Provide for efficient accessibility to shopping complexes to minimize traffic conflict. Promote the Central Business District (CBD) as the major commercial center in a four township area. In addition, enhance the CBD as the place to do business rather than dependence on other areas such as Muskegon, Grand Rapids, etc. • Eliminate traffic congestion through the use of the one-way street system. • Convert Main Street back to the pedestrian through greater use of the right-of-way for pedestrians. • Introduce landscaping and a design motif in the CBD. • Minimize or eliminate through vehicle movement patterns. • Provide for adequate off-street parking to accommodate existing and future parking deficiencies. INDUSTRIAL USES 1. Promote a strong, stable industrial base in Fremont thus providing a greater number of local jobs. • Promote industrial diversification in the City. • Obtain land for industrial development. • Encourage industry to locate in an industrial park complex. • Work closely with existing industry to promote expansion and to maintain their present operations. OPEN SPACE AND RECREATION 1. Development of recreation facilities which will provide adequate facilities for all the residents in Fremont. • Select sites to adequately cover the City in terms of active and passive recreation. • Implement previously prepared Master Plans for Fremont Lake Park and Branstrom Park. • Develop plans for utilization of the Darling Creek River Bed as a viable recreation resource. -42- �LAND USE PLAN �LAND USE PLAN The formulation of the Land Use Plan has had considerable thought put into it after evaluating the inventory and background studies. The inventory and study phases included mapping and analysis of environmental features, population, economic, community elements, transportation and utility analysis and forecasts, and defining related goals. These studies were important to establish relationships for land use decisions which will affect the future spatial form of the City's urban development. The land use planning process is one of determining land area requirements for all of the urban and related activities which future populations will require in the City of Fremont. The plan is based upon the assumption that, at or around the target year 2000, the various urban and related requirements of some 5,$00 persons will be pro- vided based on the given capabilities of the land. As a result of this planning process, the Land Use Plan was conceived and is graphically presented in Figure 17. Current acreages for selected land uses are shown in Table 19. In addition, additional acreage required to accommodate 5500 people by the year 2000 is show.n. TABLE 19 Land Use Category Low Density Residential Medium Density Residential High Density Residential Commercial Industrial TOTALS Source: EXISTING LAND USE AND LAND NEEDS BY THE YEAR 2000, CITY OF FREMONT Existing Land Use 408 43 16 74 125 AC AC AC AC AC 666 AC Prein & Newhof -43- Proposed Acreage Total Acreage Year 2000 34 AC 27 19 442 AC 47 42 121 167 169 AC 70 35 835 AC �Low Density Residentia1 Low density residentia1 areas incij1ude densities of 1-4 units per acre of land. Within the Fremont City 1imits, these densities continue to be located in the northeastern and southeast portions of the City. In outlying sections of the urban areas, the Second, Third and Fourth Lakes area continues to be a prime low density residential area with its large lots, mctny of are water oriented. Other outlying areas designated as low density are areas east and west of M-82 between the corporate limits and 56th Street, areas to the west of the City north and south of Main Street and along 44th Street generally east of Stone Road. Medium Density Residentia1 Medium density residentia1 areas are designated general1y in the older single family residential districts of the City. These are generally found within close proximity to the downtown area, such as, west of Stewart just south of Main Street, and west of Hillcrest just north of Main Street. In addition, the area in the vicinity of Connie Avenue is designated for this use as well as south of Lake Drive. Medium density residential areas will develop within a range of from five to seven (5 to 7) dwelling units per acre. Generally, this residential category will be characterized by higher density single family, mobile homes duplexes, and possibly condominiums with lower density characteristics. High Density Residential The plan proposes high density residential districts in older areas of the community where many of the homes are considered in a transitional stage, as well as new, more rural locations on the fringe of the City. -44- High density districts in older �areas of the community are generally found adjacent to the Central Business District, such as, north of Elm Street just west of Division Avenue, east of Merchant Avenue between Main and Elm Streets, along Sheridan Street between Mechanic and Gerber Avenues, and near Stone Road and Main Street bounded by Gerber Products on the east. Other high density areas are proposed near the fringe of the City Limits to allow for newer type developments. These areas include: north of Main Street and adjacent to Value Land Center; west of the City; on Main Street near Luce Avenue; east of the City, and southeast of 44th Street along Stone Road. High density residential suggests development of housing at a density rate of eight to twelve (8 to 12) dwelling units per acre. Generally, high density residential housing will be characterized by apartments and condominiums. However, high density single fan~ 1ly units could be possible as more innovative approaches to development are reviewed and implemented by the City. Efforts should be made to encourage condominium-type development in the City. Greater use of high density housing encouragees young couples and singles to stay in the community if jobs are available. This type of housing is necessary in Fremont to to provide another option to families who otherwise might be unable to secure good housing because of inflation and high interest rates. Commercial Uses The plan proposes a more intensively developed commercial core in the downtown area with boundaries between Mechanic and Merchant Avenue and extending as far north as Elm Street and half a block south of Sheridan Street. Some strip commercial has been allowed along Main Street from Weaver west to Connie Avenue. However, in an attempt to minimize strip commercial any farther west of that point, an area of professional offices has been introduced between Connie Avenue and the Value Land -45- �Center. Other existing corrmercial areas have been designated for continual commercial uses. These include the areas along Main Street east of Hillcrest Avenue, and along Stewart Avenue on the southern border of the City Limits. The proposed commercial designations take into account regional considerations. In Sheridan Townships ' Land Use Plan, commercial development is proposed at the intersection of 56th Street and M-82. Therefore, the Plan attempts to discourage further expansion north of 56th Street on M-82 since such development would detract from Fremont's downtown business and the proposed M-82 commercial center. Professional Offices The plan allocates professional office space adjacent to the Commercial core to the west of town along Main Street between Connie Avenue and the Value Land Center, and to the east on Main Street immediately east of the existing apartment complex. Generally, professional offices can serve as an effective buffer between commercial and residential areas. In addition, professional offices provide economic vitality to adjacent commercial areas by the retail purchase generated by professional office personnel. Industrial Uses The plan proposes the concentration of industrial uses in two locations, north of State Street just east of Stone Road, and along Connie Avenue as far west as Green Avenue adjacent to the railroad right-of-way. The designated industrial land which includes Gerber Products, includes those lands presently utilized for industrial purposes as well as vacant land necessary for anticipated expansion. The industrial area to the west adjacent to Green Road includes some existing industrial lands. However, this area has the potential for industrial diversification, so sorely needed -46- �in the area. Both locations for industry are logical due to their available vacant lands as well as the close tie in with existing industry. compatible with adjacent uses. are feasible. handling easy. In addition, the areas are Utilities are also readily available and extentions Railroad service is adjacent to each area making shipping and However, there has been some concern that the railroad serv ·ce will be withdrawn in the foreseeable future. Public and Semi-Public The public and semi-public uses are widely dispersible throughout the City. concentrations consist of the school lands and church facilities. Major t he cemetery west of Stewart (M-82), The public category is composed of municpal facilities, schools, cemeteries, and public utility lands such as a utility substation, wastewater treatment and water treatment operations and Federal and State offices. Semi- public uses include primarily churches and other quasi-public uses such as the Veterans of Foreign Wars, etc. The Plan has shown these uses basically as they exist with selected areas for expansion such as the area between Main Street, Sheridan, Merchant and Darling Streets. Recreational As a result of the Park & Recreation Plan, lands following the course of Darling Creek are designated for recreational development. Lake Drive and those southwest of Branstrom Park. These areas include lands along This is an attempt to connect Branstrom Park to Fremont Lake Park, offering a recreational trail system through the City. The Plan also proposes stage development of these facilities to provide -47- �an easier process for implementation inter-~ of financial feasibility. A smaller recreational center east of Woods proposed. ~-j south of Main Street is also This site is recommended since i : is easily accessible for senior citizen use. Agricultural Agricultural land uses are confined to out1;i~~ areas of the City. These designations have been established to assure the availa bi~~~Y of space for increasing urbanization on the fringes. Future Utility Service Areas The present utility system as described en c::-: ;.sses the large majority of the City of Fremont. In addition, utilities extend c:r.3~de of the City to the east serving public and quasi-public uses in that area e~s : of Luce Avenue. Future growth and deve 1opment wi 11 occur mo r :: "'eadi ly in most communities generally in areas where utilities are provided, but--:, ~~ particularly in the Fremont area because of the heavy nester soils so preve lc r.: in the area. New utility service is now available around Fremont Lake to the no ~:- and west. The plan would envision new growth in the i-: ~; t rial area west of Locust, to Green Road in the vicinity of Value Land, in the c:.,== of Division and ~•Jalriut (which would require a lift station), along East Main St r 2::: north and south of this corridor, east of Hillcrest and north of East Main Str:::::. As shown in Table 19, additional land needs :r--: ~ected to the year 2000 are as follows: -48- �F , ' Low Density Residential 34 acres Medium Density Residential 27 acres High Density Residential 19 acres Commercial 47 acres Industrial 42 acres TOTAL 169 acres This. acreage amounts to only a quarter of a square mile or one-quarter of a Section. Therefore, this land could develop with no real noticable change in the physical configuration of the City. -49- �,_ Il=f , I ...J' COMPREHENSIVE PLAN I I I 1 __ . 11, 7 r· - I ·r cir CITY OF FREMONT l ~f --- . I II I I ,J~ EWAYGO COUNTY, MICHIGA "'✓1 SERVICE AR!A W SY THE YEAR 2000 ~ L ~j FIGURE 9 FUTURE UTILITY SERVICE AREA l'r,ncon I lo1;, l\ ffl ·~ ""IN 10 - - - · ·I I NIWMO, .........."······· �'. CENTRAL BUSINESS DISTRICT STUDY �CENTRAL BUSINESS DISTRICT STUDY The Central Business District (CBD) is the core of the Fremont Urban Area. It is generally identified as having the highest land values placed on the parcels within this area. It is the social, economic, financial, business and governmental center of most communities. The ref ore, speci a1 cons i de ration shou 1d be given to this area to maintain its rightful role in the many activities of the City of Fremont. There are many challenges placed before the CBD at the present time. Certainly continued pressure. from the growth of outlying co111T1erci a1 activities threatens the economic viability of the area. Traffic congestion, urban aesthetics and off-street parking are all important considerations in seeking ways to maintain, restore and enhance the core area so that it can compete effectively with outlying influences. The purpose of this study, therefore, is to analyze the CBD in detail, to assess the problems, the prospects and finally to chart a course of improvements which are essential for its continued economic strength. Physical Resources Existing Land Use - The area generally regarded as making up the Fremont Central Business District (CBD) contains 50 acres of land lying between Elm and Maple Street, and between Sullivan and Darling Avenue. City's land uses. This area contains a cross-section of the . These uses are shown in Figure 10. The configuation of the CBD is typical of those located in many smaller cities. The majority of merchants are located in a highly concentrated core along Main Street. Intermingled among the retail stores are various professional, public and -50- �-~ ~ COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA LEGEND ~ - ·- r--r--- ~ ~ Fl I I I I H+l+i-1 1+1-1+1 Fl 11 111 ~ ······· a· 1·1·1 1rrE ~ 1- 1+a 1·1·1·1·1·1·1 llllllMfflllllll__J I~~ ,., , , , , , , , , ELM DAYTON ~ EG___HI 1-111111 1~1~1 1 -~ l+I fl·H L_ =11mw=,imi=~~ii=mm~~11m~ ·.,:,::=:it}'i :_::< . r.' &&ILi :}):~/'.:='._::;!=;.::;;=:~l:'.'.1: :. r,z,t Vi((C/a l!t•l·sl• ■ 'i"(,:.','.y'j/',((,Ulllllllll[[IIIH ~ ~-1·1·1·1·1 mmm Fii11-=H · fil II ail 111 11 e·i 11·1· C MAIN ..I W : = • f • • I• 1.1:1:1.1 ~~~ ~~ ~~ ~1·1·1·1:1·1·1 ~~IHl·l-!-l·l·l·ll!~·l·l·I l·lllh5EB3 S g ~11111111 ...111 H~Ed I Fl Fl I I ltlllli L_ r--- 4 11 11 I L.:.:J TWO-FAMILY RESIDENTIAL II RESIDENTIAL ■ COMMERCIAL ■ PROFESSIONAL OFFICES Ill filII MULTIPLE FAMILY INDUSTRIAL PUBLIC m [I RECREATION ~ PARKING FIGURE z ~ " ' ~•> • z l r::, SINGLE FAMILY RESIDENTIAL SEMI-PUBLIC MAPLE • 10 rn L.:J f I 10 CBD EXISTING LAND USE ~ ~ 100 100 ~--- •OO ,m �semi-public offices. ing lots. These establishments are easily accessible to the City park- . Also within convenient distance is the Fremont City Park. offers visual relief from the more intensive business activities. This park Residential homes make up the perimeter of the CBD, some of which are in a transitional stage (i.e. higher density residential uses, or use changes). Physical Appearance - The general physical appearance of the CBD is critically important to its vitality. The location and appearance of buildings and the street landscape are elements which create an inviting shopping environment. · In addition, the strucutral condition of buildings is an important facet in assessing overall conditions. sound. In the City of Fremont, the physical condition of buildings is basically Only one area of substandard structures has been identified within the CBD, on the south side of Sheridan between Sullivan and Darling Avenue. The overall image of the existing business area could improve its aesthetic appeal. The architectural design of buildings lacks continuity since building form and design do not relate with the different use of materials, colors, and storefront signs. Landscape planting in areas is almost non-existent as are other important elements of streetscape such as seating, trash cans and street furniture. Consideration should be given to upgrading the CBD so that it might become more pedestrianoriented, offering curb cuts and ramps for wheel chairs and baby strollers. Design improvement through renovation could overcome these shortcomings and generate a more positive shopping environment in the CBD. for the CBD. A general design motif was selected However, coordination on a block by block basis has not been accomplished. Retail Trade The Central Business District market area is that area from which downtown retail establishments can expect to receive 80 to 90 percent of their business . . Because the Fremont Trade Area covers a large market, two basic levels of shopping districts have -52- �been established. The primary zone consists of the City of Fremont and households generally within the ori gi na 1 annexation area. The secondary zone comprises the surrounding Dayton and Sheridan Townships and portions of Sherman and Garfield Townships. Within this market, total retail sales for 1980 have been estimated at $38.8 million. Fremont's total retail sales have been calculated based on statistical information from Newaygo County for the year 1978. In projecting retail sales, yearly increases of 1.81 percent are expected based on United States standards and market compostion. Applying this factor and holding constant the effects of inflation, Table 20 shows projected retail sales for the Fremont Trade Area. TABLE 20 PROJECTED TOTAL RETAIL SALES FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN 1980 $38.8 Source: 1985 1990 1995 (Dollars In Millions) 2000 S46.4 $55.5 $42.4 $50.8 Prein & Newhof Estimates The total effective buying income is calculated based on population projections and an established per capita effective buying income. population estimates. Table 21 presents the forcasted In projecting the total effective buying income, it is assumed the per capita EBI is $5606 for the primary zone and $5265 for the secondary zone, in 1980 dollars holding constant the effects of inflation. Effective buying income is determined from "Sales Management" statistical data for 1979 for Newaygo County. Table 22 conveys these tabulations. -53- �POPULATION PROJECTIONS FOR THE FREMONT TRADE ZONE, NEWAYGO COUNTY, MICHIGAN TABLE 21 Zone 1980 1985 1990 1995 2000 Primary 5,348 5,798 6,249 6,698 7,148 Secondary 5,442 6,315 7,187 8,061 8,934 10,790 12,113 13,436 Total Source: 14,759 16,082 Prein &Newhof Estimates TABLE 22 PROJECTED TOTAL EFFECTIVE BUYI NG INCOME FOR THE FREMONT TRADE ZONES, NEWAYGO COUNTY, MICHIGAN . 1980 Dollars in Millions* 1985 1990 1995 2000 Primary Zone 30.0 32.5 35.0 37 .6 40.1 Secondary Zone 28.7 33.3 37.8 42.4 47.0 Total Trade Area 58.7 65.8 72.8 80.0 87.1 Source: Prein & Newhof Estimates Sales Management Magazine *Assuming an Effective Buying Income of $5,606 per person for the primary zone and $5,265 per person for the secondary zone-holding constant the effects of infl~tion in 1980 dollars. In summary, the 1980 total retail sales in the Fremont Market Area were calculated at $38.8 million. The total effective buying income, or actual potential sales in the market area were estimated at $58.7 million. This translates to $19.8 million dollars worth of sales that Fremont merchants did not capture. It should also be noted that approximately 10 to 20 percent of the sales were to tourists who were not included in the ability to buy. exists. Therefore, an even greater growth potential Table 23 presents the projected retail market conditions. -54- �· TABLE 23 PROJECTED TOTAL SALES, EFFECTIVE BUYING INCOME AND SALES NOT CAPTURED FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN Total Retail Sal es Dollars In Millions Total Effective Bu,Zi ng Income Sales Not Ca~tured 1980 38.8 58.7 19.9 1985 42.4 65.8 23.4 1990 46 . 4 72.8 26.4 1995 50.8 80.0 29.2 2000 55.5 87 .1 31.6 Source: Prein & Newhof Estimates Sales Management Magazine With estimated projections of potential retail sales, in the CBD, the next step is capturing those sales. Therefore, projected expenditure levels are converted into retail floor area requirements to detennine additional space for development over the next 20 years. Currently, 213,900 square feet of retail floor space exist in the City of Fremont's Central Business District. With total retail sales estimated at $38,788,881 in 1980, the annual retail sales per square foot of floor area calculates to $181. The amount of retail floor space in the Central Business District proposed in future years can be determined based on projected retail sales and the average ~etail sales per square foot. Table 24 relates these findings. -55- �TABLE 24 EXISTING RETAIL FLOOR AND PROJECTED TO THE YEAR 2000 FOR THE FREMONT TRADE AREA, NEWAYGO COUNTY, MICHIGAN Proposed* Existing Additional Floor Space (sq.ft.) Floor Space (sq.ft.) Floor Space (sq.ft.) 1980 213,900 1985 234,414 20,514 1990 256,409 42,509 1995 280,470 66,570 2000 306,790 92,890 Source: 213,900 Prein & Newhof Estimates * Assuming retail sales of $181 per square foot of retail floor area, holding constant inflation in 1980 dollars. Parking Convenient parking is a major factor influencing a person's decision where to shop. This is of primary importance in capturing the potential retail market. A parking inventory was undertaken and Figure 11 reveals the findings. In the City of Fremont, parking is generated by a core area within the CBD. This shopping core is made up of a six (61 block area divided into six (6) sectors. Within this area, parking demand was determined to help assess the retail market and its vitality. Parking requirements are largely determined by assessing the needs of the various land uses in the CBD. Based on the amount of floor space allocated to each use within each sector, supply and demand figures were determined. By comparing the supply and demand, it becomes clear that a parking deficiency exists within the Fremont CBD core. To clarify whether the total park- ing supply offsets the core deficiency, parking in the total CBD was inventoried. Figure 12 graphically presents these findings, while Table 25 gives a summation. -56- �COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA _LEGEND . . : . . METERED PARKING ~ ~ Fl I I I I ~ ~--~~--p--r I I I I I I I I I I I I I I I I I I I I I I I I I Fl I I I I I L_ I "" ► ► " ,■r■-■r .. ~■--■1'-■,.....DIE . I I I I i I I ~ ~~ [ITilJ~~II 11 1i 11 L_ ~ UJ I IIITTTTR ~ I '"'I I I I I I l _llf'lrnlll l[I ll!)·[=■ i~ITIIIJ~ L....IOJTI 111 I ~ ...,1111 J.I 11111111[11 ., Ell□ i ill[[J 1111..l Ea[j' ,~) D]ll. 1111 Ii ~ ~ _ (~) -------',;,V / / ~--·· . ···~ ELM novTnw SIJffl/EY TAKEN: OEC,, 1979 ~~~JA~~EDP~~~:GOR CENTRAL BUSINESS DISTRICT BOUNDARY I 11 I ;[IIBi[IIBi □ ~I l[ OFF • STREET PARKING (20). MAPl.£ l[ I ■■■ NON- METERED PARKING '------'--..................-l,,;r 1~ttHBtDB-am1~ - ~BIIE~LllJ::=jg - m I I_II I I I I I I I I I I I l~R 111111 l~CJEi~ r1 1111111 111 R~Ed I Fl Fl 11 ltillo~L_ l[ OAK FIGURE 11 PARKING INVENTORY ~ �COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, ~~ ~ · I I I Fl Fl I I I I ~ I _II ~lL~~-1I _I_, I I I II II I II II I H II I I I L_ ~. Jttmtff(1_::}j_~~bt-~h Iiii 111111 C 1 ,ff' < ,z ~~ □!I l1rur'111p1r l#li~ C 11 ~1111 ~I III l£l!l__1~:!r~~--l_l~llrn+a . . 1 r' ffiE 1·-· -1• t!rrfi e-HHH~1M~00 11 ~ ® CHERRY MICHIGA SECTOR NUMBER ■■■ I C. 8. D. __ SECTOR BOUNDARY 20 BOUNDARY DEMAND SUPPLY SUB- SECTOR 76 __ I 1 I ~ - ' ~----J ~ITIBiITIB!Dil 111111111111111 l~R 111111 1!CIE3 ~ l:=illli~[I[B~ ;11111111 111 H~Ed I Fl Fl 11 lallJj__o L_ MAPLE ~~ OAK I 11 II 11 I FIGURE 12 PARKING SUPPLY & DEMAND ~ Pf\EJN a NEWHOF ENGINEERS · PlANNEftS �TABLE 25 CBD PARKING SUPPLY AND DEM.~N D £ITY OF FREMONT, MICHIGAN 1980 CBD Areas · Core Adjacent Areas Total CBD Source: Note: Demand SU'.]D lt Difference 1,138 707 - 431 339 381 + 1,477 1,088 42 - 389 Prein & Newhof Estimates The CBD core is defined as t he highly concentrated commercial center which ge nerates major business activity and is that area within the boundaries of Elm, Sullivan, Maple and St ewart. Vehicular Circulation Traffic patterns have been analyzed in terms of existing volumes and capacities. This data was then used to project volumes and to assess t he capabilities of the system to handle future traffic loads. The proposed vehicu l ar circulation plan as presented in the Thoroughfare Plan section evolved from t his analysis. Concentrating on the aspects of the Thoroughfare Plan which directly affect the CBD, the proposal is designed to facilitate greater carrying capacity and easier flow for vehicules by rerouting through traffic off of Main Street. be made possible by developing a one-way traffic loop. This will : he system will consist of a three lane, one direction circulation loop with approp r iate cut throughs, widenings and alignments.· This type of circulation network will discourage any through traffic other than shoppers. This approach will eliminate the existing conflict on Main Street between through vehicles and those who wish to par k and shop. It will allow for innovative development on Main Street to replace the co ngested character of the core. -59- �, Development Plan The Development Plan which is illustrated in this section reflects the fundamental decisions formulated as a result of the investigation and analysis. The plan as presented indicates very definite avenues of potential growth in terms of the direction and location of future expansion and also recommends certain types of physical development to assure a valid growth pattern. However, realiz i ng that all forecasts made for the next 20 years may not hold true as time and circumstances change, the plan allows for degrees of flexibility. Land Use area. The Land Use Plan proposes for more corrmercial intense land in the downtown The area between Mechanic and Merchant Avenues and extending as far north as Elm Street and half a block south. of Sheridan Street, has been designated solely for commercial use. The only strip commercial in the CBD has been isolated along Main Street from Weaver west to Kreps Avenue. The plan proposes professional offices adjacent to commercial establishments. Generally this will provide a buffer between commercial and residential areas and will also generate more economic vitality to the area. Professional office uses are proposed on Maple between Division and Merchant between Main Street and Sheridan, Sullivan and Mechanic and on the north side of Deyton between Weaver and Mechanic. The plan shows little change in public and semi-public land uses. These uses will continue where municipal facilities, schools, churches and public lands presently exist. The only land designated for industrial use in the CB0 is that area north of State Street and east of Darling Creek. This land is presently owned by Gerber Products and will be needed for expansion purposes. -60- �I• High and medium density residential lands make up the remainder of -the CBD. These areas are found in close proximity to the commercial core and generally in older areas of the community where many of the homes are in a transitional stage. Figure 13 graphically depicts the proposed land use for the City of Fremont's Central Business District. In addition to future land use concepts and traffic circulation improvements, the plan proposed some additional, more precise suggestions for downtown revitalization. These suggestions are as follows: • Establishment of a design motif or theme which will assure the coordination of all building improvements in the CBD such as architecture, color, texture, street furniture, landscaping, signs. • Initially, development of a pedestrian and parking mall on Main Street including diagonal parking, wider pedestrian walkways and effective landscaping. Ultimate development might include a pedestrian mall, void of all vehicular traffic. • Improvement of store backs, providing rear entrance to retail establishments directly from off-street parking areas. • Additional promotions to generate more business including special showings of new products such as cars, boats, fall clothes, etc. on Main Street. • Consideration of longer store hours and larger inventories to provide greater selection of merchandise to reach and service a wider segment of the potential market. Figure 14 pictorially represents the site plan for the City of Fremont's Central Business District. -61- �~ COMPREHENSIVE PLAN CITY OF FREMONT EWAYGO COUNTY, MICHIGA ~ □ MEDIUM DENSITY RESIDENTIAL !5·7 UNITS / ACRE r7 [_JJ -· • [HE •• '--.L......L~'-- ~EDIE~DIBg II 11 ~l1111111111111 ~11111111 111 OAK 11 I 11 l~H a ~w ~ PROFESSIONAL OFFICES I Fl 8 SEMl·PUBLIC INDUSTRIAL CBD FUTURE LAND USE F l I 111111111 111 11 I PUBLIC FIGURE 13 MAPLE ~[IJ:Ei[IJE~o COMMERCIAL 1 1 1 1 1 11 11111111111111111111111111111111 ••,.,..... ..,.,.,.,,,.,. 8 · 12 UNITS / ACRE ■ lffl Iii 11111111111111111111111111111111111 1 1 .••• HIGH DENSITY RESIDENTIAL l~CIE F l 11 l t l l l l i I ~ L_ If ~ --- D IOO , oo tll'O ... , �f ' �- MAJOR THOROUGHFARE PLAN �MAJOR THOROUGHFARE PLAN Streets and highways make up a very important part of the framework which links community activities to one another. Because of their importance to a community it is imperative that they be part of the Comprehensive Development Plan. This sec ti on of the Comprehensive Pl an examines vehicle networks in the City of Fremont in general and the proposed thoroughfare system in particular. While transportation is a separate section in this study, it is very much an integral part of the Land Use Plan and general overall pattern for development. Existing Thoroughfare System For purposes of analysis, streets have been classified according to their function. Primary arterial streets provide high volume movement of vehicles through the community connecting traffic generations. Secondary arterial streets are similar to primary streets except they carry a lower volume of traffic. Collector streets serve the internal traffic within an area; such as a neighborhood, and connect with the arterial sys tern. • Principle or Primary Arterial - The highest traffic volume corridors carrying the major portion of trips entering and leaving an urban area. • Minor or Secondary Arterial - Streets and highways interconnecting with and augmenting th.e urban principle arterial system providing service to trips of moderate length at a somewhat lower level of travel mobility. This system places more emphasis on land access. It includes all arterials not classified as principal or primary. • Urban Collector - Streets penetrating the neighborhoods, collecting traffic from the local streets in the neighborhood and channeling it into the arterial system. A minor amount of through traffic is carried on a collector street. It's primary function is to provide land access service and carries local traffic movements within residential neighborhoods as well as commercial a~d industrial uses. Urban Local Street Systems: - Streets which are not classified in a higher system, primarily providing direct access to adjacent land uses as well as access to the higher road systems. Volumes are low while through traffic is discouraged. -64- �The road classification map indicates the fare system has evolved. frame1>✓ 0rk from which the proposed thorough- The objective has been to define appropriate related purposes of highways and streets in providing traffic services that influence urban development, and to establish the most economic yet beneficial system to meet both present and future transportation needs. The followin g list defines the street classification system: Concerning the classification of these streets, the following is a breakdown of the primary, secondary, and collector road system within the City of Fremont: • Primar) Roads - M-82 (West Main Street and Stewart south of Main Street _, East Main Street. • Secondary Roads - Luce, 56th Street, Sheridan, Dayton, 44th, Osborne (Weaver), Stone, Green, Darling, Rarnshorn, Lake Drive, Lakevie~ Drive. • Collector Roads - Hillcrest, Division, Connie, Lake Drive (north of Lakeview Drive), Oak Street, Pine (east of Stewart), and Woods; Apache Drive, Iorquois Drive and State Street. The remainder of the City Streets are considered minor or local streets. Figure 15 graphically depicts these classifications. · Future Traffic Volumes and Capacities Estimated 1980 traffic volumes on designated streets are shown in Table 26 while Figure 16 graphically presents these findings. These figures are based on actual counts in 1977-78 and projected to 1980 based on the standard increase of 2.7%, as used by the Michigan Department of Transportation. -65- �• - --- . - 1.7 -. -•- .....,. - --- ~ COMPREHENSIVE PLAN ·--; CITY OF FREMONT I \ / I ~EWAYGO COUNTY, MICHIGA f ,1 I ·,I •· ' 1111 PRIMARY ARTERIAL I ,]l ! 't· -, ':Lt ..--:::--·~ )---1l '1,JJ.. ~ ;,_::' ·,,·,: l: ., . .?'-. . L.:-<~ :Ji ~-r:- .:;1_~ =:~~~\~ ., 'ii •... ~\ ,--· :....._i; &h 4 ~ ---~-----,/ VA I, ':51 j~ , •• SECONDARY ARTERIAL 3l I ••• COLLECTOR L I .. ;-;..... .. . . ' 11 ;- -, :.j i L__rJ t J 6 ••• FIGURE •✓- 15 ROAD CLASSIFICATIONS & ~ ':, Fr t-,,,o,,_, ~ ' Lafe ~v . t , I ·1 r.,1, ~ ~ &] _.,.,,,- I -~d·- - ~ ..UL /I···.~~-- LEGEND =c,--,_, I iJI I, 10 ~➔ te· i ii '-.;; ~,- ~ ~- ,, w ,,~ l ........."°, o'~ aoo· 1200· .. .J ...J ••w F'EET ......... ......... I �zl- < c:s:Zc, ..JQ:c fl) a.:E~ UJ >W. cna:~ zu.z ..J ::c LI. 0 wou w :::, (.) a: 0 CJ a. OI-,: o-w (J ct w ,: :E ::::> g :i ii: IL ::E>~ IX I- ~ , C I l:}--- - i r -- ~ - .L - r--.. . .,_-- / ~ "' ~l( I .,_ - ~ �TABLE 26 EXISTING AND PROJECTED TRAFFIC VOLUMES FREMONT CENTRAL BUSINESS DISTRICT 1980-2000 1980 Main St. east of State Main St. west of State Main St. east of Stewart Main St. west of Stewart Darling north of Main Division north of Main Division south of Main State St. west of Main Stewart south of Main Weaver north of Main Dayton west of Mechanic Source: 15,065 13,527 9,402 12,555 1,503 2,964 5,901 1,801 6,822 1,985 1,133 1985 1990 1995 2000 17,212 15,454 10,742 13,970 1,717 3,386 6,742 2,058 7,794 2,268 1,294 19,664 17,656 12,272 15,961 1,962 3,869 7,702 2,351 8,905 2,591 1,479 22,467 20,171 14,021 18,235 2,185 4,420 8,800 2,686 10,173 2,960 1,690 25,667 23,046 16,018 20,833 2,497 5,050 10,054 3,068 11,630 3,381 1,930 Actual traffic counts (1977-78) projected by Prein & Newhof Existing traffic information points out that some streets, particularly Main Street, are heavily traveled. Traffic capacities for Ihe above streets have been computed. The following table shows projected traffic volumes as related to traffic volume capacities. TABLE 27 PROJECTED TRAFFIC VOLUMES AND ROAD CAPACITIES FOR SELECTED STREETS, F~EMONT, MICHIGAN 200.'J Road Volu me s Capacities* Main St. east of State Main St. west of State Main St. east of Stewart Main St. west of Stewart Darling north of Main St. Darling south of Main St. Division north of Main Division south of Main Stewart south of Main Weaver north of Main St . . . Dayton St. between Weaver & Stewart Sheridan between Sullivan & Darling 11,620 · 3,381 22,400 22,400 22,400 22,400 20,400 15,450 6,700 6,700 26,200 20,400 neg. 17,400 neg. 17,400 25,667 23,846 16,018 20,833 2, 497 5,05 0 10,05 4 * Average Daily Traffic Volumes Source: Prein & Newhof -68- ~eg. = Negligible Deficiency 3,267 646 3,354 �Projections show that volumes on Main Street will increase to about 25,000 vehicles/ day by the year 2000 with capacities at slightly over 22,000 east and west of the Central Business District core and just under 18,000 between Mechanic and Merchants Streets. There is no other place for traffic to go unless improvements are made in side and parallel streets with eventual cut t hrough access to tie these roads to the major circulation system of the City. Major Thoroughfare Plan Primary Roads - The plan continues to propose those roads already designated in the primary system with the addition of Sheridan and Dayton Streets. ·M-82 which is a segment of Stewart, provides access to the City. This road will continue to be a part of the primary system bJt rerouted into the downtown one-way loop. The proposed downtown one-way traffic systs.~ consists of a three-lane circulation loop with with appropriate cut throughs, .widenings and alignments carrying traffic around the Central Business District. This network al lo,,;s for greater carrying capacity and easier f1ow with a more desirable volume distribution resulting from increased lane movement. As pointed out through the anlaysis of traffic volumes and capacities of streets to the year 2000, there will be deficiencies in the traffic carrying capability for Main Street, with vo1umes reaching 25,000 vehicles per day. As a result, we have proposed the one-way traffic loop for Sheridan and Dayton Streets which wi 11 accommodate 17,400 vehicles in each direction. This plan allows traffic circulation on Main Street but discourages any through traffic -69- �other than shoppers. trians. This is an attempt to return the area back to shoppers/pedes- In addition, the Plan proposes the landscaping and general beautification of Main Street within the Central Business District with the introduction of walkways and street furniture. This is a sound approach since the best tactic to compete with outlying shopping centers is to provide equal or better amenities. Secondary Roads - The secondary road system is comprised basically of existing through roads i"n the community such as: Green Avenue Luce Avenue Stone Road 44th Street Weaver Avenue Lake Drive Darling Avenue (north of Dayton Street) Lakeview Drive Rams Horn Drive 56th Street Analysis indicates no anticipated capacity problems in the future. I I -I I I I I I In an attempt to redirect cross-town traffic through some of the older neighborhoods, the plan suggests a future secondary arterial to connect Stewart Street with Stone Road, generally adjacent to the school and cemetery properties, ,.and south of the central portion of the City. This proposed secondary road has several advantages. It provides access to school properties thus minimizing excess traffic through the neighborhood north of the school. It allows for additional travel options for residents north of the central business district who are traveling to the school areas and points south of the City. In addition, it provides a link between the eastern and western portions of the City without going through the Central Business District. Furthermore, by extending Locust Street in the industrial area, it will provide direct access to secondary streets, thereby rerouting industrial traffic in and out of the City without traveling through the Central Business District. -70- �There are some disadvantages associated with this secondary road. a rather expensive project. It would be The City must assess the costs versus the benefits to be derived prior to the implementation of such a project. In addition, with the development of the one-way system in the Central Business District, increased road capacity will not be necessary. Therefore, the new secondary road could needlessly cause the traffic to bypass the Central Business District. Certainly the growth and development of the industrial area to the west as well as Central Business District and general commercial growth will have a direct bearing on the need for such a facility. Collector System - The collector system is comprised primarily of existing streets such as: Division Avenue Hemlock Street Hillcrest Avenue State Street Woods Street Locust Street Iroquois Drive Apache Street The plan suggests addtional roads to facilitate the movement of vehicles onto secondary and primary arterials. Therefore, the plan proposes the extention of 44th Street east of Division Street, between Branstrom Park and Daisy Brook Elementary School to Darling Street. Also proposed is the extention of Locust Street in the industrial area west to Green Avenue and east from the Chessie Railroad tracks to Stone Road, extended connecting with the possible future secondary arterial running generally east and west. An alternate solution for the extension of Locust Street to the east is the use of the existing unimproved road bed parallel to the rai_lroad right-of-way between Connie and Sonte which intersects Stone Road at Oak. See Figure 17 for a summary of the Major Thoroughfare Plan. -71- � 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. 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Identifier An unambiguous reference to the resource within a given context Fremont_Comprehensive-Plan_1981 Creator An entity primarily responsible for making the resource Prein & Newhof Date A point or period of time associated with an event in the lifecycle of the resource 1981-02 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for the City of Fremont was prepared by Prein & Newhof in February 1981. Subject The topic of the resource Comprehensive plan publications Fremont (Mich.) Newaygo County (Mich.) 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L L L L L Lr L L ste an �I CHARTER TOWNSHIP OF FORT GRATIOT MASTER PLAN I I • JUNE, 1990 Charter Township of Fort Gratiot Planning Commission �TABLE OF CONTENTS Page REGIONAL ANALYSIS 1 INTRODUCTION 1 HISTORICAL BACKGROUND 1 REGIONAL INFLUENCES 2 Relationship to Port Huron Urban Area Southeast Michigan Council of Governments St. Clair County Planning Commission Port Huron Urban Area Transportation Study Committee Other Regional Influences LOCAL PLANNING INFLUENCES 2 7 8 9 10 10 PHYSICAL FEATURES 12 INTRODUCTION 12 EXISTING LAND USE 12 Residential Commercial Office Industrial Public and Semi-Public Open Space Utilities Roads Vacant 15 15 16 16 16 16 16 17 17 LAND DEVELOPMENT CONCERNS 17 Road Frontage Development Commercial Strips Mixed Land Use 17 18 18 WETLANDS 19 WOODLANDS 20 SOILS 21 Lando-Avoca Association Wainola-Deford Association Eastport-Wainola-Tobico Association Bach Association Alluvial Land-Rough Broken Land Association PRIME AGRICULTURAL LAND 21 22 22 22 22 23 �,. Table of Contents - Continued POPULATION ANALYSIS i ' 24 INTRODUCTION 24 POPULATION GROWTH TRENDS 24 AGE CHARACTERISTICS 29 HOUSEHOLD CHARACTERISTICS 33 POPULATION PROJECTIONS 35 I·• I I • ECONOMIC ANALYSIS 38 INTRODUCTION 38 COMMERCIAL AREA CONCEPTS 38 Shopping Centers Commercial Strips 38 40 MARKET ANALYSIS 40 TRADE AREA 41 Primary Trade Area Secondary Trade Area 41 42 INDUSTRIAL ANALYSIS 44 INDUSTRIAL DEVELOPMENT PATTERNS 45 RESIDENT LABOR FORCE CHARACTERISTICS 45 FUTURE EMPLOYMENT PROJECTIONS 49 INDUSTRIAL PLANNING CONCEPTS 50 CONCLUSIONS 52 �/ Table of Contents - Continued GOALS AND OBJECTIVES I I 53 INTRODUCTION 53 POLICY BASIS 54 POLICY PURPOSE 54 THE MASTER LAND USE PLAN AS POLICY 54 DETERMINING POLICY 55 I_. ; . I ' ' i ' General Residential (Low Density) Residential (Medium Density) Commercial Industrial Recreation/Open Space Community Facilities Transportation 55 56 57 57 58 59 60 60 LAND USE PLAN ! ' - ' . 62 INTRODUCTION 62 RESIDENTIAL AREAS 62 COMMERCIAL 66 INDUSTRIAL 68 LANDFILL 68 LOW DENSITY BUFFER AREA 69 PUBLIC 69 OPEN SPACE/RECREATION 69 ROADS 69 ~ - ---- ~ - -- �Table of Contents - Continued COMMUNITY FACILITIES PLAN , .. 'f t 'I •. I., ' I • I , ' , ' .. . INTRODUCTION 71 PROTECTIVE SERVICES 71 Fire Fighting Facilities Police Protection 73 DEPARTMENT OF PUBLIC WORKS 73 CIVIC CENTER 73 UTILITIES 74 Sanitary Sewer Facilities Public Water Distribution System Storm Drainage 74 75 75 SCHOOLS 75 RECREATION PLAN 76 EXISTING RECREATION FACILITIES AND PROGRAMS 76 RECREATION NEEDS Neighborhood Unit Concept Recreational Standards Neighborhood Facilities Community Parks Other Recreation Needs _; 71 73 LIBRARY Township Facilities and Programs School Sites I• 71 76 77 77 77 81 81 84 85 �Table of Contents (Continued) THOROUGHFARE PLAN 86 INTRODUCTION 86 THOROUGHFARE CLASSIFICATION 86 EXISTING THOROUGHFARE SYSTEM 90 , I. ' , ( -:'"''"" ,' . ' ; ' i. l '. l .J State Routes County Roads Right-of-Way Standards Traffic Volumes THOROUGHFARE PLAN North Street Bypass Black River Bridge Keewahdin Road Major Thoroughfares Secondary Thoroughfares Collector Roads Local Roads CONCLUSION .- j I . 90 90 90 91 91 92 92 92 93 93 93 93 94 �LIST OF TABLES Table 1 2 Port Huron Urban Area Population Growth Trends, 1960-1986 4 Port Huron Urban Area Household Growth Trends, 1970-1986 5 Fort Gratiot Township Existing Land Use - 1988 13 4 Comparative Population Growth Trends 26 5 Share of County Population 28 6 Current Population Estimates 28 7 Median Age Trends 29 8 Age Composition and Population Change 30 9 Age Distribution by Life Cycle Category 32 10 Household Growth Trends 34 11 Household Size 35 12 Population Projection Summary 36 13 Shopping Centers Classified by Type 39 14 Industry of Employment Fort Gratiot Township & St. Clair County - 1980 46 Occupational Characteristics Fort Gratiot Township & St. Clair County - 1980 47 16 1980 Employment by Place of Work 48 17 Projected Year 2000 Employment by Place of Work 49 18 Land Use Plan Acreage Allocations 70 19 Location Standards for Fire Stations 72 20 Capacity Population Estimates 79 21 Neighborhood Recreation Needs 82 22 Summary of Street Classification System 88 3 15 �LIST OF FIGURES Figure 1 2 Port Huron Urban Area Population Growth Trends 4 Port Huron Urban Area Household Growth Trends 6 3 Comparative Growth Trends 27 4 Age Composition and Popula~ion Change 31 5 Age Distribu~ion by Life Cycle Ca~egory 32 6 Growth Trends and Projections Fort Gratio~ Township 36 i. LIST OF ILLUSTRATIONS Illustration 1 Fort Gratiot Township Regional Location 2 Existing Land Use Map 14 3 Secondary Trade Area 43 4 Cluster Housing Solutions 65 5 The Neighborhood Unit Development Concept 78 6 Neighborhood Planning Areas 80 7 Lake Huron Park Conceptual Plan 83 8 Cross Section Standards 89 9 Master Plan 95 3 �REGIONAL ANALYSIS INTRODUCTION The growth and development of a community is strongly influenced by its position within the larger region within which it is located. This position is a factor that, realistically, cannot be changed, but which must be recognized and accommodated. Local policies and decisions impacting land use, therefore, shou l d take these regional influences into account to be relevant and effective. Many factors influence the growth and development of a given community. Some relate to local decisions and can be controlled by the local community; others result from actions or developments outside the community and are, therefore, subject to somewhat less local control. ( , i . I • r , I The purpose of this opening chapter of the Fort Gratiot Township Master Plan is to identify a framework of those factors that influence growth in St. Clair County and Southeast Michigan as a whole. This framework will help determine the growth potential of the Township based on its position within the County and the region. It will further provide a basis for future planning . decisions and serve as a background for understanding the dynamics of community growth. This chapter will also consider the plans and policies of other governmental agencies that potentially may impact future land development patterns in the Township. HISTORICAL BACKGROUND The historical development of the Port Huron urban area, including Fort Gratiot Township, helps establish a basis for understanding growth patterns and trends as they have impacted the Township over time. i" The original settlement of the Port Huron area occurred in the latter portion of the 17th Century. This settlement was related to the location of the area along the St. Clair River at the southern end of Lake Huron. The location had an obvious strategic value for military, as well as commercial, purposes. Direct access to the river and lake was a major asset to the area's first major commercial activities: fur trading and lumbering. The emergence of the railroad as an important form of transportation in the mid-18O0's also served as a catalyst to growth in the area as Port Huron was located on a major rail corridor linking St. Clair County with other developing population centers, including Chicago. -1- �Fort Gratiot Township became a recognized governmental unit in 1866. For most of the Township's history, it has played an ancillary role to Port Huron as the County's dominant city. Development in the Township for many years was limited to the establishment of homes along the Lake Huron shoreline and farming in the interior portions of the community. A limited amount of non-farm residential growth also occurred along the section line roads that served the Township. During the second half of this century, the pace of growth accelerated in the Township. As was the case earlier, much of this development was concentrated along two of the Townshp's most scenic areas: the Lake Huron and Black River shorelines. The lake also attracted tourists to the area, many of whom eventually developed summer cottages in the Township. REGIONAL INFLUENCES Relationship to Port Huron Urban Area I.! Fort Gratiot Township is part of a larger urban area which, for the purposes of this analysis, includes · the City of Port Huron, Port Huron Township, the City of Marysville, Kimball Township, and Clyde Township (see Illustration 1). The population and household growth characteristics of the Township, therefore, need to be considered in relationship to trends that are occurring within this larger g~ographic setting. During the 26-year period of time between 1960 and 1986, the Port Huron urban area increased hy a total of 7,734 persons, for a growth rate of 12.6 percent. Over this same period of time, Fort Gratiot Township experienced a population increase of approximately 2,700 persons, or nearly 50 percent. Only Marysville and Clyde Township added more people during this same period. I \ . : Current population estimates indicate that 12 percent of the urban area's poopulation resides in Fort Gratiot Township. This figure is second only to Port Huron's total of 49 percent and slightly higher than Port Huron Township, Marysville, or Kimball Township's share of the total urban area population base (see Table 1 and Figure 1). Although population increases have traditionally been used as the popular method of assessing community growth trends, this particular measure of growth has become less important in recent years. Decline in population levels do not necessarily imply a loss of growth altogether. The decline in household size is the principal factor accounting for declining population levels. Because of this trend, the rate of new household formation is gaining acceptance over absolute population increases as a more accurate measure of community growth. For marketing purposes, the individual household is considered the basic spending unit that is critical to any assessment of a community's economic growth potential. It is, therefore, important to consider this demographic variable as it relates to Fort Gratiot Township and the Port Huron urban area as a whole. -2- �r.., SOUTHEAST MICHIGAN REGIONAL LOCATION r' f ' L WASHTENAW ! • ' , ' J BURTCHNO VILLE SCAL( I , i I , I I I CLYDE PORT HURON I URBAN AREA I I ,I PORT HURON -3- 1 �TABLE 1 PORT HURON URBAN AREA POPULATION GROWTH TRENDS 1960-1986 Change 1960-1986 Change 8,290 2,702 48.4 33,981 33,770 -2,314 - 6.4 7,635 7,886 7,580 461 6.5 4,065 5,610 7,345 7,590 3,525 86.7 Kimball Twp. 6,266 6,152 7,180 6,870 604 9.6 Clyde Twp. 1,886 2,980 4,632 4,870 2,984 158.2 61,236 65,246 69,520 68,970 7,734 12.6 1960 1970 1980 5,588 7,075 8,496 Port Huron City 36,084 35,794 Port Huron Twp. 7,047 Marysville Fort Gratiot Twp. 1986(1) l .; Percent r-: i '. ! ' J Urban Area Total (1) Estimate Source: u.s. Bureau of the Census FIGURE 1 PORT HURON URBAN AREA POPULATION GROWTH TRENDS CLYDE TWP (3 .1 ,:;) FT GRATIOT (9 .2,:;) L. " MARYSVILLE (6 .7,:;) . HURON TWP (11 .6%) PORT HURON (59 .2,:;) -4- �Between 1970 and 1985, the Port Huron urban area experienced an increase of 13,081 new households, for a growth rate exceeding 35 percent, The greatest number of new households during this period was formed in the City of Port Huron, followed by Marysville and Fort Gratiot Township. More than 900 new households were created in the Township over this 15-year period, representing an increase of slightly less than 50 percent. This exceeds the household growth rate for the urban area as a whole. Only Marysville and Clyde Township experienced more rapid household growth rates during this period. Overall, Fort Gratiot ranks second in the total number of urban area households at 11.8 percent (see Table 2 and Figure 2). TABLE 2 PORT HURON URBAN AREA HOUSEHOLD GROWTH TRENDS 1970-1986 Change 1970-1986 Percent Change 1970(1) 1980( 1) 1985(2) 2,060 2,820 2,991 931 45.2 Port Huron City 11,632 12,782 13,024 1,392 12.0 Port Huron Twp. 2,151 2,591 2,666 515 23.9 Marysville 1,677 2,580 2,899 1,222 72.9 Kimball Twp. 1,671 2,209 2,256 585 35.0 777 1,376 1,451 674 86.7 19,968 24,358 25,287 5,319 26.6 Fort Gratiot Twp. Clyde Twp. Urban Area Total Sources: (1) U.S. Bureau of the Census; (2) Southeast Michigan Council of Governments; -5- �FIGURE 2 HOUSEHOLD GROWTH TRENDS 14 ,-----------------------------7 13 12 I ' 11 . 10 9 V) ....... 0 Ill 8 ..J 'O 0 C :I: 0 7 4J Ill Vl ::, ::> 0 6 0~ :I: .._, . 5 :: 4 2 P. HURON TWP PO.RT HURON ~ 1970 MARYSVILLE ~ 1980 ~ 1985 Based on the preceding analysis of these trends, two conclusions appear to be evident: 1) While the City of Port Huron retains a dominant position relative to overall population and household total, growth to an increasing degree is migrating out into the surrounding suburban communities that comprise this dynamic urban area; and 2) Fort Gratiot Township is fully participating in this growth. One important consideration of this planning process involves determining the role that the Township will continue to play in the future growth of this larger urban area. A necessary step towards addressing this concern involves considering other regional planning influences that may also impact the Township in the future. -6- ., ' - - - - -- �Southeast Michigan Council of Governments Over the past decade, the Southeast Michigan Council of Governments (SEMCOG) has emerged as the primary regional planning organization for the seven-county Southeast Hichigan region. SEMCOG's influence originally stemmed from its role as the Federally mandated regional review agency for this region. This role provided SEMCOG with an opportunity to review and comment on all State and Federal grants offered to local communities. This review was intended to provide an opportunity to input a regional perspective to grant programs, thereby ensuring a coordination among programs and avoiding a duplication of effort. While this program was discontinued at the Federal level, the process has been continued through the authority of the Governor's office. SEMCOG's role in the regional planning process has expanded over the years beyond their original function of monitoring local participation in Federal grant programs. Today, SEMCOG is involved in other important regional planning activities including: transportation planning, demographic and employment forecasting, water quality planning, and economic development, among others. To the extent that they are applicable, these activities should be considered relative to their potential impact on the development of the Master Plan for Fort Gratiot Township. Two aspects of SEMCOG's role that will he considered here involve the 1990 Land Use Policy Plan and the Small Area Forecast process. SEMCOG's 1990 Plan divides Southeast Michigan into numerous different land use categories. That portion of the Plan covering Fort Gratiot Township divides the Township into several designated areas. The northwestern portion of the community is shown as suitable for agricultural production. The area located along the Lake Huron shoreline and much of the southeast corner of the Township is classified as either existing or proposed urbanized areas. Several fragile resource areas are also noted in the Township, one of which is located along the Black River. No major activity centers are identified by the Plan in Fort Gratiot Township. This policy plan has been subsequently modified through the adoption of a regional sewer service area map. SEMCOG's growth management philosophy generally favors the utilization of existing sewer lines and unused treatment capacity, and discourages the extension of utilities into unserved areas. The Small Area Forecast process involves the development of a series of population, household and employment projections for the more than 200 individual communties located in the region. These forecasts are particularly useful for a wide range of planning applications and will be referenced in subsequent sections of the Master Plan. -7- �St. Clair County Planning Commission The St. Clair County Planning Commission plays a central, coordinating planning role on a county-wide basis. The County also provides planning assistance to local units of government. Two county-wide planning activities that will be considered here include the County's Comprehensive Development Plan and the Solid Waste Management Plan. I • \" .: I~ I L . r ·, ' I I ' I St. Clair County Comprehensive Development Plan - This plan, which was prepared in the mid-1970's, is somewhat dated and, as such, may not accurately reflect current development policies or trends. Nevertheless, the plan should be considered for the purpose of determining how the Township related to the rest of the County in terms of anticipated development trends. The plan anticipated low density residential development occurring in the eastern one-third of the Township extending from the Lake Huron shoreline west into the interior portions of the Township. Medium density residential development is noted in the southeast corner of the community near the Port Huron City limits. Commercial development is shown at several major intersections located along 24th Avenue, including the following: Krafft, Keewahdin and Carrigan. Future commercial uses were also noted near the intersection of Keewahdin and Pine Grove and Krafft and State Roads. Several recreation and public/semi-public locations are identified in the plan. That portion of the Township lying along the Black River is designated for recreation uses. The Township Hall and cemetery site are shown as public land areas. 1 ·· l' I, .... An extensive area in the northern portion of the Township is designated for transportation/communication/utility purposes. This area encompasses the Detroit Water Board property Some future industrial development was also anticipated for this area. Another interesting feature of this plan was the planned extension of a State arterial highway north through the Township. Such an extension would obviously have important land use impact for the land located in the path of this corridor and for the Township as a whole. Solid Waste Management Plan - The intent of this plan is to consider how to meet the County's future solid waste disposal needs. The plan also identifies existing and planned disposal sites which potentially could have a significant impact on future land use planning activities in the area. -8- �Several existing and closed landfill sites are identified by the Plan in Fort Gratiot Township. These include one active Type II landfill, one active Type III landfill, one inactive combination Type II and III site, and an old Township dump site. All of these sites are located in the east-central portion of the Township. ,--, I • I Only one of these locations is carried forward and contained in the final solid waste plan. This Type II disposal site is known as the Eastern Michigan Development Company landfill and has a maximum site size of 107 acres. This plan is currently in the process of being updated by the County. This update process should be monitored to determine any potential impact that the plan may have on land use planning activities in the Township. Port Huron Urban Area Transportation Study Committee The Port Huron Urban Area Transportation Study Committee (PHUATS) was established in 1982 to assist in the coordination of transportation planning and improvement efforts within the 11-community urban area. r- i r .. l I ' .. ! "The urban transportation planning process includes the development of a planning work program, transportation plan, and improvement program, as well as providing a forum for cooperative decisionmaking. The basic purpose of this transportation planning process is to develop, monitor and refine long and short-range transportation and improvement plans with due consideration to their probable social, economic and environmental impacts, as well as the safety and mobility needs of the urbanized area population." PHUATS' major areas of concern are described more fully below. PHUATS is responsible for the development, maintenance and updating of a long-range transportation plan for the urban area. The current transportation plan, which anticipated transportation needs and improvements to 1995, was adopted in 1976 and is currently being updated to the year 2005. The PHUATS plan provides the basis for the programming of transportation improvements. Each year a three-year Transportation Improvement Program (TIP) is develoed, which includes highway construction projects for all urban area communities. More than $250,000 is available on an annual basis for road improvements within the urban area. PHUATS is also responsible for reviewing all other Federally-funded transportation projects in the study area to determine conformance with the adopted Plan. PHUATS also provides assistance to local units of government on various transportation-related improvements. These include obtaining project funding, expediting projects through the implementation process, and providing transportation data and analysis, among others. -9- �Fort Gratiot Township is included within the PHUATS urban area and has a representative on the committee. The current adopted PHUATS transportation plan and the eventual updated plan will have an impact on land use planning activities within the Township and, therefore, needs to be considered as part of this planning process. Other Regional Influences Fort Gratiot Township has an extensive shoreline along Lake Huron. The Township's authority to regulate the use of land does not extend beyond the edge of this shoreline, however. Construction activities within the water are shared by the U.S. Army Corps of Engineers and the Michigan Department of Natural Resources. The latter agency also has the authority to regulate development activity in designated wetland areas. LOCAL PLANNING INFLUENCES In addition to the other regional planning influences identified earlier, Fort Gratiot Township is also influenced, to a limited extent, by planning and development activities occurring in neighboring communities. While it may not always be in the best interest to mirror the examples established by surrounding communities, cooperative planning activities should be encouraged whenever practical and feasible • . r, l . I ,.__ I • Four communities share a common boundary with Fort Gratiot Township. These include Burtchville Township to the north, Clyde Township to the west, and Port Huron City and Township to the south. Both Burtchville and Clyde Townships are largely agricultural and rural residential communities. The impact of planning, zoning and development activities in these two communities appears to be limited to well-defined areas. In Burtchville Township, this area is located along Lake Shore Drive and the shoreline of Lake Huron where much of the Township's development appears to be concentrated. The Clyde Township Master Plan anticipates the most intense development pattern along the Fort Gratiot Township boundary occurring in the area proximate to the Black River. The remainder of this common boundary is designated for agricultural purposes by the plan. The influence of development activities in Port Huron Township to the south is limited by the Black River which forms the common boundary between these two neighboring communities. The Port Huron Township Master Plan indicates that the area along the river's banks is best suited for public or semi-public uses. Much of the rest of the land in this general area is designated for residential development of varying densities. -10- �_, ! . Perhaps the strongest influence from surrounding communities will come from the City of Port Huron to the south. These two communities share an uneven boundary along Gratiot Avenue, Krafft Road, the Black River Canal, and portions of Pine Grove Avenue. Much of this common boundary has been zoned for residential purposes. The major exceptions to this pattern occur near the intersections of Pine Grove and Krafft and Pine Grove and Holland. Both of these areas are zoned for commercial purposes. l '. I·~ I I • ., f ! , 1..; -11- �PHYSICAL FEATURES INTRODUCTION The manner in which the land in a community is being used is one of the basic determinants of the general character of the community and its development potential. Land use patterns on the periphery of a community also influence planning acti v ities because of their potential impact on the community. The use or misuse of a community's unique physical features can also have significant and long-term consequences for the development of an area. It is, therefore, important to consider these physical characteristics as part of any comprehensive planning process and the extent to which these features offer either opportunities or constraints for future land development activities. i \ . I . ! . ' ' J The following narrative provides a detailed explanation of Ft. Gratiot Township's physical land use features. The main component of this study is an examination of existing land use characteristics on a category-by-category basis, and the extent to which these features have changed over time. This study will also examine other aspects of the physical environment that may influence future development patterns. These include an identification of State-designated wetlands, significant woodland areas, soil types, prime agricultural lands and parcels enrolled in the State farmland and open space preservation program. EXISTING LAND USE ' l , Existing land use data for Fort Gratiot Township was derived from 1985 aerial photography available through the Southeast Michigan Council of Governments. The accuracy of this data was verified through on-site field inspection on a Township-wide basis. Information from both sources was subsequently transferred to a Township base map using the different land use categories reflected in Table 3. These categories were selected to portray the existing land use pattern at a significant level of detail and to facilitate comparison with previous land use surveys conducted for the Township. Fort Gratiot Township has a total land area of 10,240 acres (16.0 square miles). Approximately one-third of this total land area is currently developed. The results of this survey for each individual categort are summarized in Table 3, described in the following narrative, and portrayed graphically in Illustration 2. -12- �TABLE 3 FORT GRATIOT TOWNSHIP EXISTING LAND USE - 1988 Land Use Category r • I', ' . Residential Single Family Multiple Family Mobile Home Area (Acres) 1,620.6 1,561.0 49.8 9.8 Office : ·-· .. , 'j ,... ~: l Commercial Convenience General Comparison '- ~. 15.8 15.2 0.5 0.1 0.5 99.9 16.9 53.7 29.3 Percent of Total Area 49.0 47.2 1.5 0.3 17.7 0.2 3.0 1.0 0.2 0.5 0.3 0.5 1.6 0.9 Industrial 102.7 3.1 1.0 Public 140.7 4.3 1.7 28.4 0.9 0.3 Open Space 338.6 10.2 3.3 Utilities 445.3 13.4 4.3 Roads 447.5 13.5 4.4 Water 63.4 1.9 0.6 Semi-public I Percent of Developed Area ' ~ ' . Vacant 67.7 6,935.3 . ·- Total Area Source: 10,240.0 99.9 99.9 1985 SEMCOG aerial photography and 1988 field checks. -13- �1llllf J 0 SINGLE FAMILY MULTIPLE FAMILY W MOBILE G) OFFICE @D CONVENIENCE COMMERCIAL - COMPARISON COMMERCIAL - GENERAL 8 INDUSTRIAL - UTILITIES HOME PARK COMMERCIAL ~ PUBLIC ® SEMI - PUBLIC @ RECREATION / OPEN 1988 EXISTING en , -2 ., _,... __JLr-,==',\=..f''\" . P•,1 H•r1111 SPACE LAND FORT GRATIOT ST. CLAIR COUNTY , MICHIGAN USE TOWNSHIP FORT GRATIOT TOWNSHIP PLANNING COMMISSION F"ttl Seol• ,ooo 2000 Co111111uNiTy 8o'M - • lOOO 4000 PlANNiNG °' J.ROG ERs.u11u & MANAGEMENT , P. C. uTicA., Micki~AN -14- 2 _ii �i Residential Residential land uses, including single-family homes, multiplefamily dwellings, and mobile home parks, collectively occupy slightly more than 1,600 acres of land. This represents approximately one-half of the Township's developed land area and 15.8 percent of its total land area. Single-family homes comprise the single largest residential sub-category, accounting for 96 percent of all residential development in Fort Gratiot Township. \. - IC \ ! i \,. While residential development can be found in nearly all portions of the Township, this land use feature is clearly concentrated in the southern and eastern portions of the community, particularly along the Lake Huron shoreline and along both sides of North River Road. Single-family residential development is found in platted subdivisions and along the forntages of the major arterial road system. Most of the former is located south of Krafft Road and east of 24th Avenue. Frontage residential development is located throughout the Township. Multiple-family units occupy nearly 50 acres of land, or 1.5 percent of the Township's developed land area. These units are located in several small complexes which are largely concentrated in an area between Keewahdin Road and Krafft Road, immediately west of Lake Huron. The community's newest multiple-family complex is located near the intersection of 24th Avenue and Keewahdin Roads. Another larger complex is located between North River Road and the Black River. f • I • Mobile home parks represent a relatively small portion of the Township's developed or total land area (less than one percent of either). One mobile home park is located on the south side of Keewahdin Road, west of Fairway Drive. The second is located approximately one mile due south, with access from Krafft Road. This particular development appears to be a platted subdivision with mobile homes located on individual lots of record. Commercial Fort Gratiot Township has a commercial base of nearly 100 acres, which accounts for three (3) percent of the Township's developed land area and one (1) percent of the total land area. Slightly more than one-half of this land area, or some 53.7 acres, is classified as general commercial development. Convenience and comparison commercial uses occupy 16.9 and 29.3 acres of land respectively. With some minor exceptions, the Township's commercial development is concentrated along the 24th Avenue corridor leading north from the City of Port Huron. This corridor extends from the Township's southern boundary near the Black River Canal to Carrigan Road on the north. The most intensely developed portion of this corridor occurs from Krafft Road south. Outside of this corridor some commercial development can be found at isolated areas elsewhere in the community. In many instances, these commercial uses intrude into established residential neighborhoods. -15- �I Office ., r • Office development accounts for a very small percentage of either the Township's developed or total land area. Approximately 18 acres of land are being used for this purpose in Fort Gratiot Township. Most of this office development is concentrated along the previously identified commercial corridor. A consolidated, planned office park is currently under development along 24th Avenue, south of Keewahdin Road. Industrial .. ' ...., l l. 1.: Industrial uses occupy slightly more than 100 acres of land, which account for three (3) percent of the Township's developed land area, or one (1) percent of the total land area. Nearly all of this acreage is concentrated in seciton 16 in the east central portion of the Township. An active landfill accounts for most of this acreage. Some more traditional industrial establishments can be found along 24th Avenue .east of the landfill and at several other locations throughout the Township. Excluding the landfill, which was classified as industrial because of the intensity of the land being used, Fort Gratiot Township lacks an identifiable industrial base. Public and Semi-Public Collectively, public and semi-public uses comprise approximately five (5) percent of the Township's developed land area, with the . former occcupying the greater amount of land area. These public uses consist of four school sites and the Township cemetery, all of which occupy larger parcels of land. Semi-public uses consist primarily of churches. Open Space ,·, I . l .. Land being used for open space and recreation purposes accounts for 338.6 acres of land, or ten (10) percent of the Township's developed land area. This category is dominated by several golf courses, two Township parks, and one horse-riding facility. Most of these uses are concentrated in the southern one-third of the community. Utilities Land being used for utility purposes occupies 445 acre of land in Fort Gratiot Township. The single largest of these uses consists of the Detroit Metropolitan Water and Sewage facility, which alone covers 436 acre of land in Section 5 along the Township's northern boundary. The Township's remaining utility land uses consist of several smaller facilities which include a water tower, electrical sub-station, and a sewage treatment lagoon. These uses are located primarily in the central portions of the Township. -16- �, Roads A direct relationship exists between the amount of land used for road purposes and a communityrs degree of urbanization. For example, more populated or densely settled communities typically have a greater proportion of their total land area reserved for road right-of-way purposes than sparsely populated communities. Within Fort Gratiot Township, roads account for 13.4 percent of the community's developed land area (447.3 acres). These roads include the major or section line road system and local subdivision streets. Vacant Vacant, undeveloped land represents the single largest individual land use category. Nearly 7,000 acres of land remains undeveloped within the Township. This represents approximately two-thirds of the Township's total land area. Aside from both the Township's shoreline areas which are nearly solidly developed, vacant, undeveloped land is evident throughout the community. LAND DEVELOPMENT CONCERNS I-, I- '. I t . i . , - \ A principal function of the existing land use survey is to offer some insight regarding the extent to which land development patterns and practices influence, either positively or negatively, future pevelopment potential. An identification of these problems will help provide a basis for the Township to consider solutions to these issues at subsequent phases of the planning process. Specific problem areas are described below. Road Frontage Development One of the major land use concerns noted in the 1965 Plan was the tendency for residential development to occur along the frontages of the Township's major or section line road system. This practice remains a problem today and creates numerous planning problems. One such problem is the multiple points of vehicular access that this land use pattern creates. The proliferation of individual driveways along highly travelled roads creates a potential for traffic-related problems, especially as vehicles enter and leave individual sites. Related to this issue is the development of single-family homes on long, narrow lots. One consequence of land subdivision practices in Michigan has been the creation of long, narrow lots which may meet the frontage requirements of the Zoning Ordinance, ( --17- �i r~ I,, l . ! ' I. - but which have excessive depths that result in substantial quantities of vacant, unusable land. Typical development activities on these lots normally occupy the front 200 feet in depth, with the remaining depth left undeveloped. Acceptable land subdivision practices normally allow for a maximum depth-to-width ratio of l-to-4. In many instances throughout the community, there exist situations where existing singlefamily lots exceed this standard by excessive margins. Another consequence of this development practice is that they frequently result in the isolation of a significant amount of interior acreage. The assembly and eventual development of this remaining acreage is often difficult to accomplish. This problem is evident in southern or more developed portions of the Township, particularly south of Krafft Road. Commercial Strips f '. A universal problem faced by many urban communities is the placement of commercial activities in a linear and unplanned fashion along major highway corridors. One such corridor is emerging in Fort Gratiot Township along 24th Avenue. The most extensive developed portion of this corridor is located in the extreme southeast corner of the Township where Pine Grove Avenue leaves Port Huron and enters Fort Gratiot. This area shares most of the features that typically characterize this form of development, including multiple driveways, excessive signage, and a lack of landscaping, among others. As the Township continues to grow, careful attention should be directed towards controlling the form of future commercial development to effectively avoid the extension of this linear commercial district and its attendant problems. Mixed Land Use Another land use concern observed during the field survey of the Township is the use of land for commercial or industrial uses in what are otherwise residential areas. In numerous instances along the section line road system, single-family uses share land with a commercial or industrial use. This pattern, while not widespread, does offer a potential for creating land use conflicts with adjoining, less intense residential neighbors. A related compatibility problem involves the use of residential parcels for a variety of outdoor storage purposes. This type of storage frequently detracts from the overall character and quality of a residential neighborhood. As part of subsequent planning activities, increased attention needs to be directed to the transition of different land uses, with particular emphasis on the treatment of the edges or boundaries of different uses. Correspondingly, another area of concern involves providing for more effective buffers between potentially incompatible land use activities. -18- �I WETLANDS Wetlands serve a number of important environmental functions that need to be considered during a community-wide planning process. Among other functions, wetlands affect water quality by trapping and storing the nutrients from upland runoff in plant tissue and serving as a settling basin for slit generated from upland erosion. This natural filtering function, however, can be seriously damaged by poor land use practices. Since every wetland has a unique tolerance for filtering runoff from the uplands surrounding it, development in these adjacent areas can create more nutrient and sediment inflow than the wetland is able to absorb. Moreover, development in and around the fringe of the wetland itself can destroy its ecological health and, thus, its filtering ability. Sediments and nutrients from upland development can overload and damage the natural system, turning the wetland into a settling basin of polluted and unpleasant smelling water. ! , f l ' . r , i j I ' l l While wetlands operate as natural nutrient filters, they can easily be overloaded and, thus, destroyed. Through increased storm water runoff and nutrients from fertilizers and urban development, this entire process is accelerated as much as one hundred times as fast as the natural process. Consequently, a wetland that may have served as an important nutrient filtering area for 1,000 years may only function that way for ten years once it has been overloaded. Even more serious is the removal of wetlands. The removal of these natural features by dredging or filling will have an immediate impact on the water quality of streams and lakes below them in the watershed system. Preserved wetlands improve water quality, moderate floods, and stabilize water supplies, thereby providing for overall environmental health and stability. Development in and around wetlands are regulated by the Michigan Department of Natural Resources pursuant to the provisions of the Goemaere-Anderson Wetlands Protection Act. This legislation generally regulates the development of wetlands over five (5) acres in size, or which are contiguous to the Great Lakes or to a river, stream, pond or inland lake. Permits are required by this legislation for the following activities: 1) Depositing or placing fill material in a wetland; 2) dredging or removing soil from a wetland; 3) constructing, operating, or maintaining any use or development in a wetland; and 4) draining surface water from a wetland. State law does provide procedures whereby these activities may be permitted in a wetland, depending on whether or not certain criteria are met. -19- �Some designated wetlands appear to be located in Fort Gratiot Township. The identification of these wetlands is based on aerial photography interpretation. Actual on-site inspection of these areas by the Michigan Department of Natural Resources is necessary to precisely determine the characteristics and extent of these wetlands. WOODLANDS l_., Large wooded areas also serve significant environmental functions that need to be recognized and acknowledged. A wooded area can be of great value to a watershed area. The canopy of trees aid in breaking the force of precipitation, thereby decreasing erosion. Erosion is further inhibited by the fibrous root system of the understory plants, as well as the layer of leaf or needle litter. Woodlands can also reduce the volume of stormwater runoff. Clearcut lands can produce excessive runoff unless trees are replaced by other vegetation with comparable water retaining capacity. With no soil and vegetation to moderate runoff from precipitation, flooding may result, in addition to a loss of precipitation ordinarily retained and recharged into groundwater reserves by the woodland. Woodlands improve air quality and afford protection from wind and erosion. Leaves and branches moderate the strength of winds and, when moisted with dew or rainwater, reduce suspended particles in the air, which are later washed off with rainwater. Plants also serve to moderate the effect of chemical pollutants in the air by absorbing some ozone, carbon dioxide, and sulfar dioxide. r' \. J [ . ' I • I l ' ·• A dense stand of trees can significantly cut noise from adjacent factories or highways by six to eight decibels per 100 feet of forest. Moreover, the moderating effects of forests on temperature and wind can significantly cut the sound-carrying capacity of the atmosphere. The resilience of woodlands creates a microclimate around the tree stand itself. Woodland qualities which moderate and buffer temperature, precipiation, runoff, wind and noise are features of this microclimate effect. The benefits of this microclimate effect to surrounding urban and suburban areas can be significant. An urban area devoid of vegetation is the exact opposite of the forest microclimate. It increases the range of temperature fluctuations much like the climatic extremes of a desert. -20- �The sun's energy striking streets and buildings is changed into heat, further increasing the temperature on a hot day; at night, the buildings lose heat and offer no protective cover from night chill or winter winds. Thus, if woodlands are interspersed among built-up areas, the effects of their microclimates can be felt in adjacent urban areas, moderating fluctuations in temperatures by keeping the surrounding air cooler in the summer and daytime and warmer in the winter and evening. The significance of woodlands is given added weight by the less quantifiable benefits that they provide to the public. Not only are woodlands important buffers, they also add aesthetic values and provide attractive sites for recreational activities such as hiking, camping, and other passive recreational pursuits. r • ! I . Continued stability of good real estate values is a secondary benefit offered by woodlands. Since people choose to live in and around woodlands, providing for woodland protection in the planning of development projects will maintain favorable real estate values. Fort Gratiot Township is fortunate inasmuch as extensive portions _of the community are occupied by large, woodland areas. These are located throughout the community. The most extensive wooded areas are located in the southern and eastern portions of the Township. While the variety and quality of existing trees · obviously vary from location to location, the extensiveness of this woodland coverage offers ample opportunities to incorporate existing vegetation into future development activities. ,__ SOILS Soil characteristics are an important determinant of land use potential. Not only do soils influence the suitability of land for agricultural purposes, they also help determine whether or not a parcel is suitable for more intense forms of urban development including housing, roads, and utilities. The suitability of different soil classifications for the installation of on-site sewage dispoal systems is particularly important for areas that are not served by municipal disposal systems. Fort Gratiot is composed of five main generalized soil associations which are described below. Lando-Avoca Association The most prominent soils in this association are somewhat poorly drained and have high water tables which require drainage prior to development. These soils occur in areas that are largely cleared and cultivated. They are further characterized by low natural fertility and may be droughty in mid-summer. These soils are mainly concentrated in the northwest portion of the Township. -21- �I Wainola-Deford Association The soils that constitute the major portions of this association are somewhat poorly drained. Some minor soil categories in this larger group, however, have better drainage characteristics. Some areas within this association have been cleared and cultivated, while others are either urbanized or are idle. The major soils in this group have low fertility and low available water capacity. Further, they have a high seasonal water table and require drainage. These soils are confined to the southwestern portion of the Township, south of Keewahdin and west of Pine Grove Roads. Eastport-Wainola-Tobico Association , ' . This association occurs on glacial-like beaches along the shoreline of Lake Huron in a landscape characterized by a pattern of ridges and troughs. The prominent soils in this association range from well-drained to poorly-drained soils. Also included in this association are Alluvial land and the sandy lake beaches of Lake Huron. These areas are generally poorly drained and occur on the floodplains. Most of the area occupied by these soils were either cleared or cut over. In many cases, the soils have been developed for summer cottages or more fully urbanized. These soils occur in Fort Gratiot Township along the Lake Huron shoreline, extending west to a depth of approximately one mile. Bach Association r , Soils in this association occur in glacial drainageways and on lake plains. The landscape is nearly level, but has broad, slightly depressed areas. For the most part, these soils have poor drainage chracteristics. They are also characterized by a high water table and are subject to periodic flooding. A relatively small portion of the Township is covered by soils in this associ~tion. This area is located parallel to the Lake Huron shoreline, adjacent to the previously described association. Alluvial Land-Rough Broken Land Association This association occurs on the floodplains and steep bluffs of the major rivers and streams throughout St. Clair County. More particularly in Fort Gratiot Township, these soils occur along the Black River, the Township's southern boundary. The general landscape is broad to narrow, generally deeply incised valleys. The Alluvial land component of this association is the active floodplains of the rivers and streams that is either level to gently sloping. Rough broken land is strongly sloping to very steep and consists of bluffs or excarpments that border the outer edges of the floodplains and the higher uplands. Most areas of this association are pastured, forested, or idle and covered with brush. Alluvial land has a seasonal high water table and is subject to the following. Rough broken land is subject to severe erosion and is too steep and rough for most uses. -22- �I PRIME AGRICULTURAL LAND Soil data is the principal source of information used by the U.S. Department of Agriculture Soil Conservation Service (SCS) to determine those areas of the Country that have the greatest potential for long-term agricultural production. St. Clair County includes a considerable amount of land that has been designated by the SCS to be either prime or unique farmland. Much of this land is confined to the western portions of t he County. A relatively small proportion of the County's prime agricultural land is located in Fort Gratiot Township. These areas are confined primarily to the northwest and central portions of the Township. The long-term use of this land for agricultural purposes will be influenced by factors other than just soil characteristics. These factors include land speculation activity, increasing land values, taxation and assessment practices, and general economic trends. The desirability of preserving land for long-term agricultural purposes and to accommodate the demand for a range of urbanized uses are situations that will be addressed during the planning process. ; ·. .. -23- �I POPULATION ANALYSIS INTRODUCTION The population of a community, its composition and characteristics, is a basic ingredient in planning for the future. Historical and current population trends can be used in various ways. They illustrate problem areas of development and provide an indication of probable future needs. Proper planning of future land use, roads, and community facilities must take the existing distribution of population and future projections into consideration. The population study is linked to the general health, safety, and welfare of the area residents through the following four objectives: 1. To guide the distribution of populations and prevent overconcentration. 2. To ensure orderly development by closing in unplanned gaps left between residential areas. 3. To provide the necessary air, light and open space. 4. To dimension the need for community facilities, utilities, and other development features required to serve the growing community. This analysis will consider the characteristics of the Township's population, how the population has changed over time, and the extent to which these characteristics may influence future planning related decisions. Included in this analysis is a discussion of population growth trends, age and household characteristics, and anticipated future population levels. POPULATION GROWTH TRENDS I . Fort Gratiot Township has experienced significant population growth over the course of the past 50 years. In 1930, for example, the Township had a population of approximately 1,000 persons. By 1980, this population grew to a level approaching 8,500 persons, for an increase of 743.7 percent. During this 50-year period, the Township has experienced consistently strong population growth, averaging nearly 1,500 new people each decade. The Township's greatest period of population growth occurred between 1950 and 1960, when the Township's population increased by 2,091 persons. -24- �Fort Gratiot is one of the leading growth communities in the Port Huron metropolitan area and for the County as a whole. Between 1930 and 1980, the Township outpaced the City of Port Huron, Port Huron Township, and Kimball Township relative to total population gain and percent of population increase. The Township's growth rate for this period of time was also higher than that reported for St. Clair County as a whole (see Table 4 and Figure 3). Fort Gratiot Township's share of St. Clair County's population has risen consistently since 1930 when 1.5 percent of the County's population resided in the Township. By 1980, this share had risen to 6.1 percent, placing it second to the City of Port Huron among other nearby communities (see Table 5). . .' I ) • . While a complete census of population is not scheduled to occur again until 1990, it is possible to gain some insight into population changes that have occurred for the Township and surrounding communities since the 1980 census was conducted. Population forecasts for 1985 were prepared for all Southeast Michigan communities by SEMCOG. Population estimates are also prepared by the U.S. Bureau of the Census. These forecast and estimate results are summarized in Table 6. The SEMCOG forecast totals suggest that Fort Gratiot Township increased by approximately 500 people between 1980 and 1985. This increase is second only to Port Huron, which showed an increase of 2,734 persons. This anticipated gain for the City is interesting to note in light of the population declines experienced by the City since 1960. The Census estimates suggest a five (5) percent growth rate for the County, with modest increase shown for Fort Gratiot Township and the City of Port Huron. Slight declines are noted for both Kimball and Port Huron Townships. Neither estimate included in Table 6 can be considered conclusive. The SEMCOG figure suggests that population growth is continuing to occur in the Township abeit at a lesser rate than occurred during the previous decade. The census estimate, on the other hand, suggests a stable population base. The 1990 Census will provide a more conclusive answer to the question of population growth trends over the past decade. Port Huron has traditionally been, and to a large extent remains, the dominant community in St. Clair County. As is the case with other urban centers, however, there has been a trend away from the central City into the adjoining suburban communities. The population growth trends evident in the preceding tables indicate that the communities surrounding the City of Port Huron are fully participating in the overall growth of the larger urban area, while the City's population remains static. Fort Gratiot Township has emerged as, perhaps, the leading growth community in this urban area. -25- �TABLE 4 COMPARATIVE POPULATION GROWTH TRENDS . ·' ' Ft. Gratiot Twp. City of Port Huron Port Huron Twp. Kimball Twp. St. Clair County 1930 Population 1,007 31,361 2,709 1,723 67,563 1940 Population '30-'40 Change Percent Change 1,620 613 60.4 32,759 1,398 4.0 3,440 731 27.0 3,107 1,384 80.0 76,222 8,659 12.8 1950 Population '40-'50 Change Percent Change 3,497 1,877 116.0 35,72B 2,~66 9.1 5,875 2,435 70.0 4,950 1,843 59.0 91,599 15,377 20.0 5,588 2,091 60.0 36,084 359 ''-· 1960 Population '50-'60 Change Percent Change LO 7,047 1,172 20.0 6,266 1,316 26.0 107,201 15,602 17.0 . 1970 Population '60-'70 Change Percent Change 7,075 1,487 26.6 35,794 290 0.8 - 7,635 588 8.3 - 6,152 114 1.8 120,175 12,974 12.1 1980 Population '70-'80 Change Percent Change 8,496 1,421 20.1 33,981 -1,813 - 5.1 7,886 251 3.3 7,180 1,028 16.7 138,802 18,627 15.5 1930-1980 Change Percent Change 7,489 743.7 2,620 8.4 5,177 191.1 5,457 316.7 71,239 105.4 ... ~.2 ; -, i L. .! l. w iI j- ... ' '' , . '-- - i ' Source: U.S. Bureau of the Census -26- �The Township's extensive Lake Huron shoreline and the location of the Township along one of the urban area's major transportation corridors help account for this growth. The extent to which the Township will remain a leading growth corridor will be considered as part of the discussion on population projections. FIGURE 3 COMPARATIVE GROWTH TRENDS I ! .,, 40 . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , ,1 l . 35 I L • 30 I . l· z,....., 25 Q~ I- C j ~ ::, ::J 20 - CL O 0 J; CL t:, 15 10 5 PORT HURON m 1930 ~ 1940 ~ 1950 P.HURON TWP ~ -27- 19so ISS:l 1970 KIMBALL TWP rz211980 �~ .! TABLE 5 ; SHARE OF COUNTY POPULATION ., t ! t t ' .:' "9 f; i-i r, I \ ' ., Year Fort Gratiot Twp. City of Port Huron Port Huron Twp. Kimball Twp. 1930 1.5 46.4 4.0 2.6 1940 2.1 43.0 4.5 4.1 1950 3.8 39.0 6.4 5.4 1960 5.2 33.7 6.6 5.9 1970 5.9 29.8 6.4 5.1 1980 6.1 24.5 5.7 5.2 I I I • .:.: .. ;! TABLE 6 . ., .. CURRENT POPULATION ESTIMATES Ft. Gratiot Twp. City of Port Huron Port Huron Twp. Kimball Twp. St. Clair Countr 1980 Population 8,496 33,981 7,886 7,180 138,802 1985 Population(l) '80-'85 Change Percent Change 9,015 519 6.1 36,715 2,734 8.1 7,935 49 0.6 7,105 75 1.0 - 145,932 7,130 5.1 1988 Population(2) '80-'86 Change Percent Change 8,520 34,590 609 1.8 7,800 86 1.1 7,040 - 140 - 1.9 145,800 6,998 5.4 ,., I ,! . ..., l 24 0.2 - (l) Southeast Michigan Council of Governments, Small Area Forecasts, 6/84. (2) u.s. Bureau of the Census Estimate -28- �I • 1 AGE CHARACTERISTICS An important demographic factor influencing planning is the age composition of a community and the extent to which this composition has changed over time. This is particularly useful for anticipating future Township service demands and land use requirements. I • \ I I,. The 1980 Census revealed some significant changes that occurred in the age of the nation's population. These changes have similarly had an impact on the population of both St. Clair County and Fort Gratiot Township. Among the most significan t changes revealed by the Census was the continued aging of the nation's population. This trend is reflected in median age figures in Table 7. Median age for the nation as a whole rose to a level of 30 years in 1980. Consistent with the larger trend, median age levels for Fort Gratiot Township, St. Clair County and the State of Michigan also rose during this period. For the Township, median age rose from 25.8 in 1970 to 29.2 years in 1980. This figure is similar to the county-wide number, both of which are higher than similar figures for Michigan, but less than the United States as a whole. Projected median age statistics available from the Southeast Michigan Council of Governments suggest that the Township's median age rose slightly to 29.6 years by 1985. TABLE 7 r' ! I MEDIAN AGE TRENDS ,_i ' 1970 (1) 1980 ( 1) 1985 (2) Fort Gratiot Township 25.8 29.2 29.6 St. Clair County 26.8 29.0 30.6 Michigan 26.3 28.8 United States 28.3 30.0 ·-1- · I l.,_ r, i !' ' : i ~ ~ (1) u.s. Bureau of the Census; ( 2 ) Southeast Michigan Council of Governments. , · ' -29- �I Between 1970 and 1980, Fort Gratiot Township experienced a population increase of 1,421 persons. By reviewing the various age categories that comprise the Township's total population, it is possible to determine how individual age groups changed during this ten-year period and which groups made the largest contribution to the Township's overall population increase. Ten of the twelve age categories shown in Table 8 and Figure 4 reported an increase between 1970 and 1980. The single largest population gain occurred in the 25-34 age category, which expanded by 456 persons between 1970 and 1980. Large increases are also noted for the 35-44 age group (+259) and the 15-19 group (+303). Only two groups lost population between 1970 and 1980. Children under the age of ten declined by 269 persons during this period. ' ,, . 'l L .! ' i_ While nearly every age group contributed to the Township's overall population increase during the 1970's, the overall increase was clearly the result of individuals between the ages of 25 and 54. This age group increased by 879 persons between 1970 and 1980, for an increase of 62 percent. TABLE 8 AGE COHPOSITION AND POPULATION CHANGE 1980 1970 [" . '~ r ~ Number Under 5 years 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75+ 663 901 829 638 433 956 874 801 310 233 318 119 9.4 12.7 11.7 9.0 6.1 13.5 12.4 11.3 4.4 3.3 4.5 1.7 589 706 851 941 597 1,412 1,133 943 383 316 401 224 6.9 8.3 10.0 11.1 7.0 16.6 13.3 11.1 4.5 3.7 4.7 2.6 - 74 -195 22 303 164 456 259 142 73 83 83 105 7,075 100.0 8,496 99.8 1,421 Total Source: % U.S. Census Bureau -30- Number % Age Groue Change �' . 1 ·· ' I ~ FIGURE 4 AGE COMPOSITION AND POPULATION CHANGE 1.5 r-----------------------------, 1.4 1.3 1.2 1.1 \ \.. . 0 .9 0 .8 ( . 0 .7 L 0 .6 0 .5 0 .4 0 .3 0 .2 0 .1 Under 5 10-14 5-9 20-24 1 5-19 ~ 1970 I I L. 35-44 25-34 55-59 45-54 60-64 65-74 Over 75 ~ 1980 It is possible to obtain another perspective on the changes that are occurring to the age structure of the Township's population by combining individual age groups into larger categories that more closely resemble identifiable stages of a normal life cycle: pre-school, school, adolescent/family formation, middle-age and senior citizens. Table 9 and Figure 5 display the share of Fort Gratiot's and St. Clair County's population that is included in each category. This table and figure further show how the share of each of these categories have changed since 1970. The pre-school category is a good short-range indicator of future school enrollment trends and the impact that these trends may have on the use of existing or planned school facilities. Between 1970 and 1980, Fort Gratiot Township experienced a decline in this age group's share of the Township's total population from 9.4 percent to 6.9 percent. Projected age data to 1985 suggests a slight increase for this category to 7.2 percent. The data for St. Clair County shows a continued decline for this age group between 1970 and 1980. -31- �TABLE 9 AGE DISTRIBUTION BY LIFE CYCLE CATEGORY 1970 Age Category : -; l i .. lI - . I Pre-School (0-4) Fort Gratiot Twp. 1980 St. Clair County Fort Gratiot Twp. 1985 St. Clair County Fort Gratiot Twp. St. Clair County 7.5 9.4 9.3 6.9 7.7 7.2 School (5-19) 33.5 31.8 29.4 27.9 27.6 26.0 Family Formation (20-44) 32.0 28.6 37.0 34.8 37.5 36.6 Middle Age (45-64) 19.0 20.4 19.3 19.0 19.9 19.8 6.2 9.9 10.7 7.8 o.o Senior Citizens (65+) 7.4 ' \ FIGURE 5 AGE DISTRIBUTION BY LIFE-CYCLE CATEGORY 40 ! - 35 z 30 0 g :::, a. 0 a. 25 I.. 0 , - 20 I- zw u ex: w a. 15 10 5 0 Middle Age School ~ 1970 ~ 1980 ~ 1985 -32-- - - - - - �The school-age category also provides some evidence of the demand for school and recreation facilities. This category's share of the Township's total population is declining. In 1970, for example, approximately one-third of all Township residents were between the ages of 5 and 19. By 1980, this group declined to a 29.4 share. Projections for 1985 indicate a continued decline to 27.6 percent. A similar trend is evident for St. Clair County as a whole. .-·, ,,..... l. I L.. ' . \' . f ' ' The family formation and middle-age categories comprise more than one-half of the Township's total population and are increasing their share of the Township's overall population. Collectively, these two categories represent the foundation of the community. These categories represent the community's largest share of property owners and taxpayers. They are also consumers of goods and services, thereby serving as a catalyst for economic growth. Between 1970 and 1985, these categories' share of the Township's population increased from 51 percent to 57.4 percent. Similar increases are also noted for St. Clair County. Nationwide, senior citizens are becoming a more important segment of the overall population base. As the number of seniors continues to grow, greater demands will be generated for passive recreation opportunities, convenient transportation, as well as specialized housing and health care services. The national trend noted above is similarly reflected in Fort Gratiot Township's population, although to a somewhat lesser extent. In 1970, senior citizens comprised 6.2 percent of the Township's population. By 1985, this figure rose to 7.R percent. A greater share of the County's population is 65 years old or older, than is the case for the Township. HOUSEHOLD CHARACTERISTICS Household characteristics in general, and the rate of new household formations in particular, have become increasingly important as indicators of demographic change and economic growth. The growth of new households, in fact, may be a better determinant of economic growth within a community than absolute increases in the population itself. Among the more significant trends revealed by the 1980 census was the rate of new household formations. Michigan offers a good example of this trend. In spite of a low population growth rate of 4.3 percent between 1970 and 1980, Michigan experienced the formation of 500,000 new households during this period, for an increase of 20 percent. Accompanying this change in household formations was an equally noticeable decline in ~he size of the average household. At the national level, household size declined to a record low of 2.75 persons per household. -33- �I ' ,_ l _, 'I i. r • l Three factors are largely held responsible for these trends: 1) increased numbers of people living alone, either before marriage or after divorce; 2) smaller families, with women having fewer children; and 3) more elderly women outliving their husbands.Cl) The aging of the "baby boom" generation has also had an impact on the rate of new household formations. Many members of the baby boom generation reached the age when they began forming their own households during the 1970s, contributing significantly to the number of new households. Both Fort Gratiot Township and St. Clair County shared in the rapid rate of household formation that characterized the ten-year period between 1970 and 1980. During this period, approximately 760 new housholds were formed in the Township, for an increase of 36.9 percent. This is slightly higher than the rate of household formation of 29.9 percent which occurred on a County-wide basis. Approximately seven (7) percent of all new households formed in the County between 1970 and 1980 were established in Fort Gratiot Township. Projections by the Southeast Michigan Council of Governments indicate that the household growth trends have continued between 1980 and 1985, abeit at a lower rate than occurred during the preceding decade. For example, the SEMCOG projections suggest a household growth rate of 6.1 percent for the Township between 1980 and 1985, and a slightly lower County growth rate of 4.6 percent for this same five-year period (see Table 10). TABLE 10 HOUSEHOLD GROWTH TRENDS Fort Gratiot Township St. Clair County 1970 Households 1980 Households '70-'80 Change Percent Change 2,060 2,820 760 36.9 36,416 47,308 10,892 29.9 1985 Households '80-'85 Change Percent Change 2,991 171 6.1 49,497 2,189 4.6 (1) Russell, Cherly. "Inside the Shrinking Household," American Demographics. Volume 3, No. 9; Ithaca, New York; American Demographics, October, 1981; pp. 28-33. -34- �i l -- Consistent with National and State trends, the size of the average household in Fort Gratiot Township declined over the 15-year period between 1970 and 1985. For example, in 1970, the Township reported an average household size of 3.43 persons. By 1980, this figure had declined to 3.01. Projections for 1985 suggest that household size has remained at a constant level of 3.01. In spite of these declines, the average household size for Fort Gratiot remains slightly higher than similar figures for either the County or the State (see Table 11). TABLE 11 HOUSEHOLD SIZE . : i . I ,, Fort Gratiot Township St. Clair County Michigan 1970 1980 1985 3.43 3.27 3.27 3.01 2.93 2.84 3.01 2.95 POPULATION PROJECTIONS Projections of future population growth provide the bridge between the present and the future in the comprehensive planning process. These projections help dimension future land use requirements as well as the demand for various municipal services. Projections of future population growth need to consider the growth of the larger geographic region within which the community is located. For the Township, this involves considering future population growth within the community as it relates to growth for St. Clair County and Southeast Michigan as a whole. The growth of these larger geographic areas will influence population growth in Fort Gratiot Township. Fort Gratiot Township experienced consistently steady growth over the past five and one-half decades. Growth patterns and trends for the County as a whole indicate that Fort Gratiot is located along one of the County's primary growth corridors and will likely continue to expand in the future. The principal challenge for planning purposes is to determine the extent to which the Township's population will likely increase in the succeeding years. Three common methods of projecting future population levels were considered: the Constant Proportion Method, the Growth Rate Method, and the Arithmetic Method. Each method uses past population growth trends as a way to guage future growth. A summary of the results of these methods is shown in Table 12 and Figure 6. Projections from SEMCOG are also included for comparison purposes. -35- �1 - ( TABLE 12 POPULATION PROJECTION SUMMARY Constant Proportion Growth Rate Arithmetic SEMCOG 8,496 8,496 8,496 8,496 1990 Projection 1980-1990 Change Percent Change 9,067 571 6.7 10,195 1,699 20.0 9,917 1,421 16.7 9,457 961 11.3 2000 Projection 1990-2000 Change Percent Change 9,515 448 4.9 13,084 2,889 28.3 11,404 1,487 15.0 10,324 867 9.2 2010 Projection 2000-2010 Change Percent Change 10,315 800 8.4 20,645 7,561 57.8 13,495 2,091 18.3 1980 Actual I ' L. I I. FIGURE 6 FORT GRATIOT TOWNSHIP r-------------------------_, GROWTH TRENDS ANO PROJECTIONS 1s 15 15000 14 i II 1J (. 12 11 ...... II 10 8 .c 7 ► 0 :J t \ ' \. . 9500 g ~ a: C < ..0 w 8496 7075 6 5588 5 4 3497 J 2 1 0 -~~~~~..QCQl~....DQQQQl:ISI...JlgQQf;;llQll,_J:11:i:11:~-t.Qii~LJjj~~~~__J 1940 1950 1960 1970 1980 1990 2000 2010 POPULATION -36- �1 Considering the range of possibilities offered above, the Township will likely have a population of 9,500 persons in 1990; 12,000 by the turn-of-the century; and 15,000 by the year 2010. These projections assume a gradual but continued increase in Fort Gratiot's share of the County's population from 6.1 percent in 1980 to 6.4 percent in 1990; 7.7 percent in 2000; and 8.9 percent in 2010. It is further assumed that the size of the average Township household will continue to decline to 2.78 persons per household in 1990 and to 2.50 for the years 2000 and 2010. Applying these figures to the anticipated population levels noted above yields a total of 3,400 households in 1990, 4,800 in 2000, and 6,000 in 2010. If the Township aggressively pursues commercial and industrial development, it is possible that Fort Gratiot's share of the County's projected population could increase from 6.4 percent in 1990 to 10 percent in the year 2000, and 15 percent by the year 2010. This would result in a Township population of 16,000 persons in the year 2000, and 25,000 persons by the year 2010. Related to housing development, this would result in 250 to 300 new dwelling units being constructed each year over the next two decades, or 5,900 households by the year 2000, and 9,600 households by the year 2010. These population projections assume that the Township will continue to play an important role in the future growth of the Port Huron urban area. The extent to which these projections may be realized, however, depends on a number of factors which include the following: • The amount of high quality residential land that remains available for residential development. Continued development of shoreline areas, including both lake and riverfront properties, may influence the influx of household into the Township. • The image of Fort Gratiot Township as a place to live. • The expansion of employment opportunities in the Port Huron urban area. • The types and varieties of housing permitted or encouraged within the Township. . i '. Barring some unforeseen circumstances, continued growth is anticipated for the Township. The challenge for the Master Plan is, therefore, to establish policies which provide a foundation that allows the Township to fashion this future growth into a balanced and functional pattern that effectively addresses the needs of Township residents into the next century. -37- �ECONOMIC ANALYSIS INTRODUCTION Commercial and industrial needs vary substantially between communities. The growth and development of a community's economic base is influenced by a number of factors, including its regional location. Other factors influencing commercial and industrial development patterns include transportation systems, the availability of land, and the characteristics of a community's population. The purpose of this study is to analyze the economic characteristics of Fort Gratiot Township and to identify its economic base. This study seeks to dimension the Township's commercial and industrial needs for the future, with benchmarks at the years 1990 and 2000. COMMERCIAL AREA CONCEPTS There are many forms of commercial development which serve different retail needs and which have varying land use requirements. These include traditional central business districts, planned shopping centers, and linear or frontage commercial development. Considering the varying land use requirements that characterize these different types of commercial uses, it is worth making a distinction between the two most predominant forms of commercial development in Fort Gratiot Township: the planned shopping center and linear or frontage commercial development. Shopping Centers ' . ' A planned shopping center is defined as a group of architecturally unified commercial establishments built on a site which is planned, developed, owned and managed as an operating unit related in its location, size and type of shops to the trade area that the unit services. 1 Such centers have many advantages over strip commercial districts which include the following: - Functional and attractive grouping of buildings including unified architecture and strategic groupings of tenants to maximize merchandising and marketing. Controlled access and exit points, frequently from several major traffic routes. 1 McKeever, J. Ross; Griffin, Nathaniel, M.; and Spink, Frank H., Jr.; Shopping Center Development Handbook, Community Builders _ Handbook Series, (Washington D.C.: Urban Land Institute, 1977) p.1. -38- �- Controlled interior circulation. - Convenient and ample parking. Economical and effective service areas including a separation of service entrances and functions from customer areas. Overflow areas for future expansion. Opportunities to provide adequate buffering from contiguous residential areas. There are basically two types of commercial centers according to functional classsification: convenience and comparison. Convenience centers usually deal with goods and services that represent daily consumer needs such as food, drugs, barber/beauty shops, dry cleaners, etc •• Comparison centers, on the other hand, generally provide a wider range of merchandise that people generally "shop around" for before making a purchase. Examples of "comparison shopping" establishments include apparel, furniture or applia~ce stores, among others. Comparison centers vary in size depending on the principal tenant and the particular trade area to be served. The characteristics of some common convenience and comparison commercial centers, including the trade area, supporting population, site size, gross floor area and principal tenant, are shown in Table 13. The information presented in this table is a synthesis of material from several sources of shopping center data. TABLE 1.3 SHOPPING CENTERS CLASSIFIED BY TYPE Trade Area ( 1) Supporting Population (2) Site Size (Acres) Gross Floor Area (sq.ft.) O:>nvenlence 2~.3 Neighborhoods 5,000 - 10,000 .3 - 12 20,000 - 100,000 Minor Chmparlson Sma I I Commun Ity 20,000 - 60,000 12 20 100,000 - 200,000 Jr.Dept. Store Intermediate 0:>mparlson Large Community 60,000 -100,000 20 - 40 200,000 - 400,000 I ntermed I ate Dept.Store M!IJor Region 250,000 - up 50 - up 400,000 and up 1 Major Dept. Store or 2 or 3 Intermed Iate Dept. Stores Type of Center I .. I : ... _., ~ 0:>mpar I son Prlnclpal Tenant Supermarket ~ (1) Trade Area - The area served by a shopping center Is largely dependent upon the drawing power of the various stores Included In the center. Furthermore, this drawing power can be roughly translated lnTo maximum travel time and distance that customers wlll drive to a specific center. This permits the approximate physical delineation of the trade area for each type of center. (2) Supporting Population - The minimum population of a trade area from which the center can be expected to draw customers. -39-- ---- - .,. --- -- -- ~ �Commercial Strips r~-· Unplanned shopping areas, such as commercial activity along major thorough-fares, are positioned as a result of a multitude of complex and frequently diametrically opposed historical forces. Future parking, building area, and other needs are frequently neglected because unplanned areas evolve to service the day-to-day needs of consumers. Several features are characteristic of the typical strip commercial district, including the following: - Dangerous disruption of traffic flow as a result of uncontrolled turning and parking movements. Frequently inadequate parking facilities. No coordination of complementary commercial functions and activities. Haphazard arrangement of buildings. Potential blighting influences, particularly on adjacent residential neighborhoods. Inability to make several purchases at one central location. Poor coordination of service-related functions. MARKET ANALYSIS The market analysis for Fort Gratiot Township mathematically defines the commercial needs for the Township. It derives a statistically reliable commercial planning base from an examination of trade area statistics. Such an analysis, _however, is not capable of forecasting actual retail sales. Rather, the market analysis can only predict future market performance on an "all things being equal" basis. . ·, .' - The market analysis is capable of describing the potential spending available to a given shopping location on the basis of trade area demand. The willingness of consumers to actually purchase goods or services at a given location becomes a question of consumer motivation. Often, consumers are motivated to travel greater distances to a newer, planned shopping center than to an older, deteriorating commercial area or dispersed commercial establishments located closer to home. Equally important to consumer motivation are matters of access, traffic, parking availability and aesthetics. The statistical market analysis provides only a numerical answer to the question on what the Township's potential is in terms of future retail sales. The actual sales that the community can expect to realize are highly contingent upon the willingness of consumers to patronize commercial establishments in the Township in light of alternative shopping centers available to them in nearby and surrounding communities. In the final analysis, the Township's ability to fully capture its economic potential becomes a question of whether ancillary programs involving items such as access, parking, circulation and beautification will be encouraged by the coffifilunity in conjunction with commercial development proposals. -40- �TRADE AREA Marketing literature is replete with "principles" of commercial trade area delineation. These techniques range from Reilly's Law of Retail Gravitation to surveys of consumer shopping habits. Practically speaking, the term "trade area" should be considered in the context of its inherently vague nature. A trade area is delineated for a given commercial area with the implication being that the commercial area can be expected to attract, at a minimum, a large share of its prospective customers from the outermost geographical limits of the trade area. Other commercial areas can also be expected to draw portions of their business from the same trade area, with the amount left to the subject commercial areas being termed that area's market penetration of the trade area. Of necessity, the trade area concept must be visualized as a dynamic phenomenon due to changing population distributions, additional competition, changing shopping habits, highway improvements and other factors. Reilly's Law of Retail Gravitation is usually applied to communities, shopping centers, or even large metropolitan areas where there is some distance between the competing facilities. Simply stated, Reilly's Law suggests that the drawing power of a commercial center competing with Fort Gratiot Township for the consumers' dollar will be stronger if the competing center's support population is larger than Fort Gratiot Township, and will increase as the distance in miles between the Township and the competing center decreases. I I ; {.; i ' Two separate trade areas have been defined for the purpose of determining the anticipated retail trade potential for Fort Gratiot Township: a primary trade area, and a secondary trade area. The primary trade area encompasses only that area within the existing Township limits and assumes that the market for retail goods and services offered by existing or new businesses is confined largely to existing Township residents. The secondary trade area encompasses a wider geographic area and assumes that Fort Gratiot Township's businesses have the potential to attract customers from outside of the existing Township limits. For both trade areas, estimates of future commercial needs are based on the projected number of households residing in the trade area communities, their disposal income levels and assumptions regarding how their income is spent on different categories of goods and services. Primary Trade Area l'. Based on the assumptions and methodology described above, the estimated retail needs for the Township are noted below : Year Projected Commercial Acreage Needs 63.5 acres 89.6 acres 112.0 acres 1990 2000 2010 -41- �The land use survey of the Township revealed that approximately 100 acres of land were being used for commercial purposed in 1987. This exceeds the projected commercial demand anticipated by the year 2000. The difference between the current quantity of _ commercially used land and the projected demand, based on the requirements of future Township households, suggests that those commercial establishments located along 24th Avenue are serving a trade area that goes well beyond the boundaries of the Township to include other portions of St. Clair County. Secondary Trade Area i .! The extent of the secondary trade area was defined in the market analysis conducted by General Growth Development Companies in conjunction with the development of their regional mall at the intersection of 24th Avenue and Keewahdin Road. This trade area includes portions of St. Clair, Lapeer, Sanilac and Huron Counties. l L In determining the size of this trade area, consideration was given to the proximity of major shopping centers in the Detroit urbanized area, shopping alternatives in adjacent counties, and the draw of Sarnia retail alternatives. In addition, consideration was given to existing market capture and draw by Port Huron retail merchants, as well as the availability and mix of existing stores in the market. The trade area defined by this study extends south to the City of St. Clair, west into Lapeer County, and north into the thumb of Michigan. Counties which are included are St. Clair (80% of the County, excluding the southern-most portion), Sanilac (100%), Lapeer (15% on the eastern edge), and Huron (25% on the east side). See Illustration 3. ; f Other relevant observations made by this market study include the following: I - Growth in GAF sales, $64.1 million in 1977 to $103.1 million in 1982, and general merchandise sales were even slower compared to State -- indication of lack of retail variety in Port Huron. i • In 1982, Port Huron merchants captured only 67% of potential GAF expenditures by trade area residents -- this was a drop in capture of 11% since 1972. - GAF sales potential for the trade area is expected to grow to more than $213 million by 1990 -- greater capture of these sales is expected with the addition of new retail facilities. .....' Port Huron has no regional shopping center, one of the few markets its size in the U.S. without such -- Sarnia has two centers: 255,600-square foot Sarnia Eaton Center, and 347,000-square foot Lambton Mall. -42- �SECONDARY TRADE AREA I i. /; i t I. 1l ·: I I I ~ I i • ( . --,~AW I I ! I CANA.DA ( ' i * Regional Commercial Center -43- 3 �- Despite steady population and income growth, retail sales in the trade area have not increased as rapidly as elsewhere in the State -- a reflection of "outshopping" by trade area residents. Sales potentials are expected to increase through growth and development -- projected growth indicates by 1989, the trade area would have GAF sales potential of $213.1 million. - t I. I • I It is anticipated a new regional center will increase sales capture in Port Huron by 13% over 1982 -- it is also expected 11% of potential GAF sales in Sarnia will come to the new mall. Applying the same projection methodology to secondary trade areas that was applied to the primary trade area, yields an anticipated commercial need of approximately 1,000 acres. The former projection assumes that commercial development potential in the Township is limited exclusively to the demand generated by Township residents. The latter is based on the assumption that the households in the secondary trade area will do all of their shopping in Fort Gratiot Township. Obviously, both assumptions reflect extremes that are neither practical nor realistic. The quantity of commercial needed to support both the primary and secondary trade areas will likely fall somewhere in between. Realistically, Fort Gratiot Township businesses are forced to compete with establishments in other communities. The Township's ability to capture a portion of the disposable income from the secondary trade area is · obviously improved by its position with the M-25 growth corridor and by the development of a regional mall in the Township. \ . '., It . The scale of commercial development in the Township should be commensurate with the community's position in the region and market demands for retail goods and services. The development of the mall at 24th Avenue and Keewahdin Road will nearly double the amount of commercial acreage recorded during the 1987 land use survey. Some ancillary or support commercial development may be expected in the vicinity of the mall site. The quantity of future commercial development will depend upon how much of the secondary trade area that this commercial center and surrounding sites will be able to capture. INDUSTRIAL ANALYSIS The second factor that needs to be considered when evaluating the Township's economic base involves industrial development and employment characteristics. This analysis includes a consideration of existing industrial establishments located in the Township, the employment and occupational characteristics of the Township labor force, and a consideration of future employment projections. This analysis concludes with an examination of land use development issues frequently associated with industrial land uses. -44- �INDUSTRIAL DEVELOPMENT PATTERNS As noted in the preceding analysis of existing land use patterns, Fort Gratiot Township has a small industrial base. Only 100 acres of industrially used land was identified by the survey. A large percentage of this land is occupied by an existing landfill. While this landfill may be considered to be an industrial use in terms of land use intensity, it does not share the employment characteristics normally associated with industrial uses. Aside from this previously identified use, the remaining industrial development consists of small facilities located througho u t the Township. No consolidated industrial development is evident anywhere in Fort Gratiot Township. RESIDENT LABOR FORCE CHARACTERISTICS The 1980 Census of Population reported that Fort Gratiot Township had a resident civilian labor force of 4,139 persons. Of this total, 93.7 percent, or some 3,869 residents, reported that they were employed. Data from the Michigan Employment Security Commission (July, 1988) indicates that the Township's resident labor force has increased to 4,525 workers and that the unemployment rate has declined to 4.5 percent from the 6.5 percent reported by the Census Bureau in 1980. This compares favorably to the 9.5 percent unemployment rate for St. Clair County as a whole. The characteristics of the Township's resident labor force are more clearly revealed through an examination of occupation and industry of employment statistics. Fort Gratiot Township and St. Clair County share similar characteristics relative to the percent of the respective labor forces that are employed in various industry categories, with two exceptions. A noticeably smaller percentage of the Township's resident labor force is employed in manufacturing (23 percent) than is noted for St. Clair County as a whole (32 percent). The second exception involves the professional services industry. Approximately one-quarter of the Township's labor force is employed in this category, compared to 18 percent for the County. See Table 14. l ' The Township and County also share similar occupational characteristics, with two deviations noted. The first deviation involves the percent of workers employed in managerial or professional occupations. More than one-quarter of the Township's resident labor force is employed in these occupations, compared to 17.8 percent for St. Clair County. The County, on the other hand, has a greater share of its labor force employed as operators, fabricators, precision production or related occupations (40.9 percent) than is true for the Township (32.6 percent). See Table 15. -45- �TABLE 14 l~USTRY OF EMPLOYMENT FCRT !JtATIOT TOWNSHIP AND ST. CLAIR CX>UNTY 1980 Fort Gratiot Township Number Agriculture, Forest:Y• Fishing and Mining ' - Percent St. Clalr County Number Percent 38 1.0 1,103 2. 1 Construction 201 5.2 2,887 5.6 Manufacturing tt>ndurable goods Durable goods 885 Transportation 192 5.0 7,446 2.4 Communications/Public Utl I ltles 258 6.7 4,607 8.9 Wholesale Trade 133 3.4 1,421 2.1 Reta l I Trade 693 17.9 8,500 16.4 Finance Insurance and Real Estate 157 4. 1 2,210 4.3 Business and Repair Services 94 2.4 1,554 3.0 Personal, Entertainment, and Recreation Services 133 3.4 1. 728 3.3 22.9 269 616 16,345 1.0 31.6 4,594 11,751 15.9 8.9 22. 7 Professional and Related Services Health services Educational services Other professional services 935 Public Administration 150 3.9 1,881 3.6 3,869 100.0 51,779 100.0 Totals Source: 24.1 276 460 199 U.S. Bureau of the Census -46- 9,543 7. 1 11. 9 5. 1 18.4 3,492 44,338 1. 713 6.7 8.4 3.3 �TABLE 15 CX:ClPATIONAL CHARACTERISTICS FCRT GRATIOT TOWNSHIP AND ST. CLAIR COUNTY 1980 r Fort Gratiot Townshle Number Percent Managerial and Professional 1,018 Executive, administrative, managerial Professional specialty {. .. ~· Technical, Sales, Admln. Support Technicians Sales Admln. Support Inc. clerical Service Protective Service occupations Other service occupations r 13,286 25.7 7,127 11.3 7.5 10.0 1,162 4,578 7,546 1.9 11.9 15.6 2.3 8.8 14.6 13.8 940 702 6,196 0.4 1.4 9.5 15 53 368 17.8 4,052 5,185 15.8 29.4 436 Fanning, Forestry, Fishing 10.5 74 461 603 Private household occupations 9,237 26.3 405 613 1,138 St. Clair Count:z: Percent Number 1.8 1.4 12.0 13 0.3 940 1.8 Precision Production, Craft, Repair 539 13.9 8,718 16.3 Operators, Fabricators, Laborers Machine operators, assemblers, etc. Transportation/material rrovlng Handlers, cleaners, etc. 725 .1 Totals Source: 3,869 U.S. 8.lreau of the Census -47- 12,471 18. 7 343 206 176 99.9 24.1 7,125 3,154 2,192 8.9 5.3 4.5 51,779 13.8 6. 1 4.2 100. �This data suggests that Fort Gratiot may be among the County's more affluent communities. This conclusion also appears to be supported by estimated per capita income statistics for the County. Fort Gratiot reports the fourth highest per capita income level in the County behind the City of St. Clair, St. Clair Township and the City of Marysville. It is interesting to note that the County's highest income levels are largely concentrated in waterfront communities. This obviously reflects the desirability of shoreline living and the higher property values associated with shoreline residential development. Data available through the Bureau of the Census indicates that a total of 818 persons were employed at locations in Fort Gratiot Township in 1980. The distribution of these workers into various employment categories is included in Table 16. Similar figures for the larger Port Huron urban area are also included for comparison purposes. L - TABLE 16 1980 EMPLOYMENT BY PLACE OF WORK Fort Gratiot Townshi,E % Number Urban Area % Port Huron Urban Area 1 Number % Manufacturing Wholesale Retail Other 2 43 15 407 353 5.3 1.8 49.7 43.2 0.2 0.1 1.6 1.4 8,251 526 4,404 12,184 32.9 2.1 17.5 48.5 Total 818 100.0 3.3 25,115 100.0 1 The Port Huron Urban Area, as defined by the Port Huron Urban Area Transportation Study Committee, consists of the following communities: Fort Gratiot Township, Burt Township, China Township, Clyde Township, East China Township, Kimball Township, Marysville, Port Huron, Port Huron Township, St. Clair and St. Clair Township. 2 This category includes the following employment categories: agriculture, forestry, finance, real estate, mining, construction, transportation, communication, utilities, sanitary services, education, government and public administration, among others. -48- �This table reveals some important observations on the characteristics of the Township's employment base. The first item worth noting is the absence of a manufacturing employment base. Employment in Southesast Michigan is dominated by manufacturing industries. This dominance is reflected in the Port Huron urban area's employment pattern which indicates that approximately one-third of all workers employed in the area work in manufacturing-related establishments. In Fort Gratiot Township, only five (5) percent of the community's employment base are employed in the manufacturing sector. Fort Gratiot, on the other hand has a much greater percentage of retail employment than is true for the urban area as a whole (49.7 percent to 17.5 percent). Overall, only three (3) percent of the urban area's labor force are employed at locations in Fort Gratiot Township. '' l ., FUTURE EMPLOYMENT PROJECTIONS I ., Projections of future employment levels for Fort Gratiot Township and other nearby communities are available from the Port Huron Urban Area Transportation Study Committee. These projections were developed to assist in determining future regional transporation planning needs. These projections are reflected in Table 17. TABLE 17 PROJECTED YEAR 2005 EMPLOYMENT BY PLACE OF WORK .., I M!llnufacturln9 Number ~ Reta I I Number _L Wholesale Number _L other Number _L Total Number ...L • Fort Gratiot Township Burt Townsh Ip 66 0 0.5 0 0.1 0.2 0.2 11.8 9.5 63.5 5.3 2.2 575 15 6 8 41 181 658 3,877 68 8.9 0.2 o. 1 o. 1 0.6 2.8 10.2 60. 1 10.3 1.2 ~ ...hl. 32 3. 1 0 0 0 0 0 0 0 0 48 4.7 123 12.0 418 40.8 262 25.6 93 9.1 47 4.6 6,456 100. 1 1,025 100.1 China Township 80 Clyde Township East China Township Kimbal I Township ~rysvll le Fbrt Huron Fbrt Huron Township St. Clair Township St. Clair 30 _.lli,~ Total 12, 129 100.0 27 1,435 1,154 7,698 638 261 663 -49- 619 93 675 17 819 1, 185 1,772 8,966 1,193 360 3.7 0.6 4.1 o. 1 5.0 1.2 10.8 1,292 108 108 88 3.7 0.3 0.3 0.2 2.4 8. 1 3.6 59.2 7.8 2.2 ~ 856 2,849 3,038 20,954 2,756 783 1,893 ~ 16,431 100.2 35,.368 100.0 .....ill. 54.6 1.3 2.2 �While these projections anticipate an increase of employment opportunities in the Township from 818 in 1980 to 1,292 in the year 2005, they do not suggest any change in the Township's role as a regional employment center. According to these projections, Fort Gratiot Township will provide only 3.7 percent of the urban area's employment opportunities, which is nearly identical to its 1980 percentage. '• i ' INDUSTRIAL PLANNING CONCEPTS i • ( l • ' . L • I . Promoting industrial development to supplement residential and commercial land uses is a normal concern of those communities interested in achieving a balanced tax base. The physical relationship of these uses is critical, however, as the intermingling of industrial development with less intensive uses can result in land use conflicts. Such conflicts should be avoided whenever possible. Non-nuisance industries can be located adjacent to residential areas provided that measures are taken to mitigate any negative secondary effects that may be associated with the uses. An attractive physical setting, including landscaping and buffering where necessary and a separation of industrial and residential traffic, are measures that can be used to avoid potential compatibility problems. Nuisance types of industries (those producing noise, smoke and dust) should have greater insulation from residential neighborhoods. This can often be accomplished by a transitional band of non-nuisance industries. Industrial areas should also be protected from encroachment of other non-industrial types of land uses, such as residences and commercial establishments. Encroachments of these uses into industrial districts seriously jeopardize the overall viability of the industrial area. Industrial areas should be afforded the same type of exclusive zoning that is normally available in residential and commercial districts. In addition to the important goal of achieving exclusive industrial districts, specific design concepts have been established for the physical development of planned industrial areas. Several important industrial planning concepts are outlined as follows: • Buffering or insulation between industrial and non-industrial uses. This can be achieved by a number of different techniques, including the following: - Greenbelts and/or obscuring walls developed on required yards. - Major thoroughfares or railroad rights-of-way, possibly with non-residential uses backing up to them. - Transitional zones of less intensive uses (parks, offices, and off-street parking areas). • To keep congestion to a minimum, industrial districts should be adjacent to major surface arteries or to special routes providing convenient access to the area-wide highway network. -50- �• In addition to industrial buildings, industrial districts should also provide adequate space for employee parking, truck loading storage, warehousing, · future expansion needs and landscaping. • Individual site features in an industrial district should be arranged in the most efficient manner possible. In a large industrial district, a sound design approach is to have alternative streets for trucks and cars. The former would be fronted by parking facilities and the latter by loading docks. I '. > i i.__; ,..., . I • I I l - i [. .. I A variety of site characteristics affect the suitability of a particular parcel for industrial development. Most manufacturers will look at the following site characteristics in determiing whether or not a specific parcel is suitable for industrial purposes: Size and Shape. The usual preference is for a site of regular shape and otherwise suitable from such standpoints as building layout, access to transportation, parking, and future expansion. Topography. Most industries require a level site with just enough slope to provide good drainage. In some cases, a sloping site may be preferred for specialized plants, such as those with shipping and receiving on two levels. Utilities. The utilities with which manufacturers are chiefly concerned include electric power, water, natural gas and sewerage. The principal difference in utility cost between sites is found in the cost of extending the lines to the plant site. . 'I ' ' . I I Flooding. The possibility of flooding is always a major site consideration. Some firms are willing to incur the risk of occasional flooding in order to gain other site advantages. The customary policy, however, is to insist on a flood-free site. Drainage and Soil Conditions. It is important to avoid a site that is a natural low spot. Test borings by soil engineers should be made, as adequate drainage will have a significant bearing on foundation conditions and site development costs. Location Within the Community. One major factor of location is accessibility for employees, customers and movement of goods and raw materials. The immediate surroundings in relation to other land uses are also important if the industry is to avoid possible community relation problems. Transportation Facilities. These are highly dependent on how the individual firm plans to ship its goods. Adequate sites must be available that provide good access to main highways and/or retail transportation facilities with the ability to extend rail sidings where needed. -51- �r·- ' ' j • I ' i L. I ., II ',. { i ' ' I l .. I'., I ., l r . Taxes and Insurance. Long-range stability of property tax rates is usually as important as the current level. Fire insurance rates are considered in surveying both the community and the site. Zoning and Other Legal Aspects. Zoning is a site factor that has often been overlooked in the past. Profiting from the experiences of others, most firms now regard proper zoning as highly essential. A careful check of zoning regulations is desirable for two principal reasons: to avoid litigation and to protect the new plant against incompatible industrial neighbors or other land uses. In addition to zoning, other local regulations such as building codes, laws relating to waste disposal, smoke and fumes, and restrictions on highway use are desirable. CONCLUSIONS Traditionally, Fort Gratiot Township has served as a bedroom community for the Port Huron area, with commercial and industrial employment concentrated elsewhere in the urban area. While this role is, to a large extent, still applicable today, there are trends evident that suggest that Fort Gratiot's relationship to the remainder of the urban area and the County as a whole is changing. This change is most apparent relative to commercial growth occurring within the 24th Avenue corridor. The planned development of a regional shopping mall in the Township will have a dramatic impact on both employment and land use patterns. The Township, therefore, has a unique opportunity to fashion future commercial development into a pattern that is both functional, efficient, and aesthetically pleasing. I l .. , i. -52- �GOALS AND OBJECTIVES INTRODUCTION In the broadest sense, the Master Land Use Plan is policy, a set of goals and objectives designed to serve as a guide to consistent and rational public and private decisions in the use and development of land. Goals and objectives formulated by the community are viewed as the cornerstone of the planning process. They form the framework for public and private decision-making. l , L.Z I • \ - I ! iI In the broadest terms, sample choices of direction for Fort Gratiot Township include: 1. "Laissez-faire" approach or to permit development to take its own course with no guiding direction. 2. The linear city or corridor development orients all uses along major transportation routes. 3. The nuclear arrangement where the entire community evolves around a multi-purpose center or number of centers. 4. The multi-nuclei arrangement where intensive uses may be placed at various community locations to foster that type of use concentration. 5. The neighborhood concept which orients residential units around a school. 6. A combination of the above concepts which meets the community's needs. ' • It is often the defining of objectives that makes goals choice more clear. The articulation of objectives is the more perceivable level of detail description of the substantive goal statement. Objectives are clarifications of the goal, a second level of detail description. A third level of policy planning detail which might be called "lines of action", necessary to carry out the plan, is not within the scope of this program. I -.·• While policy formulation in practice is not as tidy and logical as it is in theory, it is important to note that policy decisions tend to move in sequence from the general to the specific. -53- �; ; POLICY BASIS ,M-• Only through careful analysis of existing conditions and the forces which have brought them about, can we understand their interrelationship, identify their underlying purpose, anticipate future problems and devise solutions. I·., Accordingly, Fort Gratiot Township identifies its objectives by relating them to current problems and issues and to tangible alternative solutions; at the same time, Fort Gratiot must attempt to anticipate future problems and recommend the objectives needed to prevent their development or reduce their severity. No statement of policy, however carefully and analytically developed, will be equally relevant at all times. Movements of people, industry and commercial activity relieve one set of problems and leave others in their wake. When the automobile replaced the horse, the streets became cleaner but the air dirtier. Increases in population and income affect recreation demand and create weekend traffic congestion in and through all nearby areas. Changes in household composition require different needs to be addressed by the Township. POLICY PURPOSE , l ' Administrative and legislative action by the Township Board, quasi-judicial by the Zoning Board of Appeals, and administrative action by the Planning Commission are sometimes criticized as being capricious and arbitrary. The very nature of planning decisions makes them particularly prone to such indictments. Clear-cut statements of policy can go far to minimize arbitrariness in planning actions: 1) They can guide and substantiate honest, intelligent decisions; 2) They can serve the elected officials and commissioners as an anchor of objectivity; 3) They can be a useful tool to the citizen who finds it necessary to remind an errant agency that it is veering from the stated course; and 4) They can inform the public about the thinking of the Township with regard to land development. THE MASTER LAND USE PLAN AS POLICY As an expression of desirable physical development, the Master Land Use Plan is an affirmation of goals. The purposes of the Master Land Use Plan are: ! . 1. To improve the physical environment of the community as a setting for human activities -- to make it more functional, beautiful, decent, healthful, interesting, and efficient. 2. To promote the public interest, the interest of Fort Gratiot at large, rather than the interests of individuals or special groups within the community. -54- �' I . ' . !' . i 3. To facilitate the democratic determination and implementation of community policies and physical development. The Plan is primarily a policy instrument. The plan constitutes a declaration of long-range policy and provides the basis for a program to accomplish its goals. By placing the responsibility for determining policies with the Planning Commission and providing an opportunity for citizen participation, the Plan facilitates the democratic process. 4. To affect political and technical coordination in community development. 5. To inject long-range considerations into the determination of short-range actions. 6. To bring professional and technical knowledge to bear on the making of administrative and legislative decisions concerning the physical development of the community. I. DETERMINING POLICY I . i ' The Master Plan is more than just a series of maps. It is foremost a series of policy statements. Policy statements, of course, do have limitations. They cannot cover every situation. Certain areas are so complex that it will be impossible to know what sort of policy decision can be made until all the facts are assembled. Also, there should be a relatively high degree of agreement and consensus before a policy statement can be adopted. Obviously, this concurrence will not always exist. None of this negates, however, the desirability of formulating and adopting policy statements in as many areas of planning concern as possible. I • t ' . General 1. Enhance and strengthen important gateway entry points into the Township's core development area with landscaping and signage that helps establish an identity and sense of place. 2. Have gateway areas function as development "bookends" for the Township's core develoment area. 3. Encourage only development which can be well assimilated by the community while preserving the Township's character, natural features, and overall quality of life. 4. Encourage commercial and industrial development to obtain a greater tax base and employment center. 5. Keep basically incompatible land uses separate. 6. Work to keep the natural and man-made environment in balance. -55- �r 7. Provide, as most appropriate, the transition of uses from the most intensive to the least intensive. 8. Require developers to preserve natural features including trees as an integral part of development. 9. Strengthen zoning regulations to better achieve the Township's goals. 10. Enhance the overall environment and appearance of the Township by always giving consideration to quality of life standards in the development process. 11. Employ new and innovative planning tools to enhance aesthetics in the land development process. 12. Promote a land use pattern that considers and takes advantage of natural features. J I ! _· Residential (Low Density) 1. Preserve and enhance the Township's predominantly low density single-family residential development pattern. 2. Maintain the low density character of the Township as it currently exists. 3. Provide housing opportunities at both ends of the housing affordability range without compromising the existing residential character of the Township. 4. Encourage the provision of quality and affordable housing. 5. Discourage strip frontage residential development along major roads that result in the isolation of interior acreage. 6. Preserve transitional residential districts from untimely intrusions and blighting influences. 7. Prohibit intensive residential development in areas with poor soil absorption capabilities. 8. Require suitable and adequate buffers be established between residential, commercial, and industrial areas to maintain property values and physical attractiveness. 9. Protect single-family residential areas from through-traffic and non-related uses. II , I. !t. 1 ,.. \ . t l' .,: I " I • -56- �' . I : Residential (Medium Density) 1. Provide multiple-family housing opportunities to meet anticipated future housing demands. 2. Recognize the relationship of demographic characteristics to various housing types and ownership methods. 3. Increase opportunities for medium-high density housing in the Township. 4. Locate future medium-high density housing development in those areas where it will not detract from existing residential development patterns and where adequate infrastructure exists to support these uses. 5. Discourage the development of high density residential development. 6. Encourage the development of medium-high density residential development that offers opportunities for home ownership. 7. Remain open to housing opportunities at higher densities and price ranges which do not detract from the existing low density character of the Township. 8. Strengthen medium density development design standards as ·they relate to site layout and building design. 9. Provide a wider range of multiple family zoning districts. '. ' ' ! : I f"' L.1 ,I ·Il .-, Commercial 1. Encourage the development of a regional commercial center in the Township at the intersection of 24th Avenue and Keewahdin Road, and provide opportunities for second wave growth that may accompany the location of a regional mall in the Township. 2. Encourage the development of complimentary regional-oriented uses proximate to the proposed mall site. 3. Establish well-defined limits to the spread of convenience and general commercial uses along 24th Avenue. 4. Consolidate future commercial development. 5. Provide opportunities for convenience commercial uses that are related to existing and planned residential neighborhoods. 6. Develop more stringent site design and architectural regulations for new commercial development. I \. -57- �Commercial (Continued) ' i 7. Control the access of commercial uses along major transportation routes to provide for safe and efficient traffic flow. 8. Relate commercial facilities to transportation, parking, and public services. 9. Prohibit spot commercial development, except where part of an overall development plan. 10. Encourage commercial facilities only where there is sufficient support population, or where there is adequate draw from the region. 11. Encourage the use of landscaping, setbacks, and related controls to provide . aesthetically pleasing and safe shopping facilities. L, I • Industrial 1. Maximize the Township's industrial development potential and concentrate industrial uses in those areas of the Township where these uses would not create a compatibility problem for less intense land uses. 2. Strive to provide some balance to the Township's tax base by encouraging the development of a limited industrial base without compromising the quality or desirability of the community's residential living environment. 3. Locate industry in areas that have the necessary infrastructure that is necessary to support these uses (water, sewer, highway access, etc.). 4. Encourage the development of light industrial and office/ research uses that are compatible with the Township's existing land use pattern. 5. Discourage the development of heavy industrial uses and favor uses that do not result in nuisances or negative environmental impacts. 6. Assure that all industries shall not intrude on other uses either physically, visually, or through other negative external effects. 7. Buffer industrial uses from less intensive land uses through the use of appropriate setback standards, landscaping, and by locating industrial uses adjacent to other intensive land uses. -58- �. \ Industrial (Continued) 8. Promote the location of industrial uses in approved industrial parks. 9. Provide for the development of appropriate industrial zoning categories and controls. Recreation/Open Space r·· 1. Provide public open space that offers direct access to Lake Huron. 2. Cooperate with adjoining communities on the delivery of public open space opportunities. 3. Avoid duplicating the development of public and commercial recreation opportunities that are available in nearby communities. 4. Recognize and incorporate the Township's existing natural features into the development of future recreation sites. 5. Encourage the development of a linear, passive recreation facility along the Black River. 6. Enhance existing public recreation sites by expanding the range of passive and active recreational opportunities that are available at each site. 7. Incorporate neighborhood level parks as desirable facilities into future residential development. 8. Encourage the development of non-motorized, pedestrian linkages between existing and planned open space sites. 9. Relate recreation programs and facilities to changing demographic characteristics of the Township. 1 ( - ; f'. I \~- - I I 10. Utilize appropriate planning and zoning tools that encourage developers to incorporate more open space in new residential developments to be owned and maintained by private homeowner associations. 11. Set aside sufficient land area to meet the leisure time recreation needs of existing and potential users. 12. Encourage the joint development and use of park/school facilities by the Township and school district. - -59- �Recreation/Open Space (Continued) 13. Improve access to Lake Huron through an improved Black River canal. 14. Encourage the development of a marina facility along the Black River near the canal. Community Facilities 1. Encourage the development of a new Township Civic Center consolidating and centralizing basic community services at a convenient location. 2. Design the Civic Center site so that it becomes a community focal point contributing to the overall identity of the Township. 3. Encourage the development of a branch library site in the Township • 4. Plan development in a manner that best utilizes the Township's utility system. 5. Encourage large lots and on-site disposal systems where sewer extensions are not foreseeable within the planning period. 6. Recognize that drainage can be a problem and that a variety of solutions are available for correcting drainage problems (retention, pumping, gravity design, and drain deepening). 7. Stage any sewer or water installations to provide efficient growth and revenues to pay for the system. 8. Extend future sewer and water service in an orderly manner, leaving no gaps or spaces in coverage. 9. Install sewer and water facilities only where planning and zoning will not be compromised by their use. :" .. ~. I ( . I • Transportation 1. Encourage the development of an alternative to Lakeshore Road/M-25 as a major north-south through-traffic corridor serving the Lake Huron shoreline communities north of Fort Gratiot Township. 2. Encourage the upgrading of 24th Avenue to a boulevard crosssection with a landscaped median and controlled access, and the upgrading of Keewahdin as a State trunkline. -60- �Transportation (Continued) r ' f. r 3. Plan for a network of roads by type and function that will provide a complete road system including major, secondary, collector and local roads. 4. Obtain necessary right-of-way dedications and reservations. 5. Cooperate with the Michigan Department of Transportation and the Port Huron Urban Area Transportation Study to ensure that a proper relationship exists between planned road improvements and the Township's desired future land use pattern. 6. Increase pedestrian safety by providing opportunities for pedestrian circulation along exsting and planned road systems. 7. Limit points of ingress/egress on major roads. 8. Provide a transportation system that furnishes the maximum in convenient, safe, and economic movement of people and goods. 9. Provide a transportation system that recognizes the need for both auto and truck traffic and eliminates as many points of conflict between the two as possible. ~ 10. Improve the road system to better serve residences and businesses. 11. Recognize the relationship between land use patterns and the availability and adequacy of the transportation system. 12. Encourage the continued use of Fairway Drive as a local collector road serving residential development between Krafft Road and Keewahdin Road. -61- �LAND USE PLAN INTRODUCTION The use of land is both a resource and a commercial commodity which derives its function from economic and social forces operating nationally, regionally and within the Township. Individual land uses and the arrangement of these uses influence the way we live and the degree of satisfaction with our physical surroundings. Community planning offers the opportunity to provide some rational sense of order to our man-made environment and, therefore, enhancing the overall quality of the human experience. The Land Use Plan for Fort Gratiot Township describes, in a generalized manner, the most appropriate areas for various categories of land uses including residential, commercial, industrial and public, among others. The physical arrangement of these uses reflects the physical, social, economic, regional . characteristics and projections presented previously. This data is correlated with the Township's stated goals and objectives for the future to derive the distribution and relationship among various uses reflected in the Master Plan Illustration. Fort Gratiot is located along one of St. Clair County's leading growth corridors. This setting is currently having a major impact on development activities within the Township and will likely continue to influence development for years to come. It is in recognition of this potential that the Plan was prepared. The urbanization of a community carries with it certain requirements that need to be addressed as part of the long-range planning process. Implicit in this recognition is the fact that urban uses are neither self-sufficient nor self-sustaining. They depend on the provision of facilities and services by the State, County and Township. Urban development is conditioned by the interdependency of urban residents and their activities. The Master Plan attempts to deal with this interdependency in a logical and rational manner and in a way that is consistent with accepted planning practices and principles. RESIDENTIAL AREAS Among Fort Gratiot's most attractive development features is the availability of several high quality residential neighborhoods. The Township's extensive Lake Huron and Black River shorelines have contributed to the development of attractive homesites. Few remaining sites with access to either amenity exist today. In order for the Township to continue to be attractive for future homeowners, new residential neighborhoods are needed. -62- �Maintaining and enhancing the Township's predominantly low density single-family character is a central policy of the Master Plan. To accomplish this, several existing land use practices need to be overcome. These include strip frontage development and the subsequent isolation of interior acreage which is frequently difficult to develop. 1···, I I. ;:... L•..• I • i'. . I ,_ Over 6,000 acres of land, or nearly 60 percent of the Township, are reserved for future residential purposes. Within the area designated for residential development, specific residential density categories are identified. The purpose of planning areas with varying residential densities is two-fold: first, such delineation of future desired density gives the Township a locational guideline to avoid haphazard development; and second, future density patterns within defined neighborhoods provide the basis for determining the various community facility needs of the area's residents. The characteristics of each of the Township's designated residential areas are described below. Agricultural/Rural Residential - The agricultural/rural residential category is confined to the sparsely developed northwest section of the Township. Approximately 2,635 acres are specified for this purpose on the Master Plan Illustration. This category anticipates the development of single-family homes on lots exceeding one (1) acre in total area. · The location of this portion of the Township, outside of existing or proposed utility service areas, suggests that a greater density would not be appropriate, nor would it be consisent with the policy of concentrating development in those areas where there is a reasonable expectation that needed services will be available to serve these uses. This portion of the Township provides opportunities for those residents who desire a semi-rural lifestyle. Larger lot sizes of one acre or more provide residents with a more spacious home site, plus the opportunity to pursue other rural pastimes on a scale that would be appropriate in more urbanized settings. This may include small-scale hobby farms and similar activities. Single-Family - Infill - The single-family infill category encompasses the predominantly developed shoreline portions of the Township. The residential development pattern in these areas is largely established. Remaining vacant land consists largely of infill sites. The development of these sites should observe the established density of nearby parcels. Much of the remaining vacant land within this area may be characterized by physical constraints (i.e., odd shapes, lack of frontage, etc.) that may limit their development potential. -63- �\ : In those instances, some flexibility may be needed to accommodate future development proposals. Cluster development, planned open space subdivisions and site condominiums served by private roads may be appropriate in this area. Examples of these techniques are showin in Illustration 4. Each of these examples may represent appropriate responses to leftover parcels that may not lend themselves to conventional platting. 1 ' f - Single-Family - Conventional - This residential planning designation encompasses interior portions of the Township where the future development pattern remains in more formative stage. These areas lend themselves to more conventional single-family subdivision development. It is expected that densities within this residential category will vary from somewhere between two (2) and four (4) units per gross acre. Lot sizes will be highly dependent on the availability of public utilities, specifically water and sewer lines. Public roads are needed within this area to ensure continuity of access and public safety. Planned Unit or Cluster Housing Development - The Black River and Lake Huron shoreline areas of Fort Gratiot Township have traditionally been among the Township's most important assets in attracting high quality residential development to the community. For the most part, these areas are nearly completely developed, with only small infill parcels remaining for future development purposes. The Township's ability to remain attraciive for continued upscale residential home sites, similar to that which has occurred along the shoreline areas, will depend to a large extent on providing similar opportunities in the interior portions of the Township. l .. The presence of interesting and unique natural features, including bodies of water, wetlands, woodlands and topographic changes, are frequently used alone or in some combination as amenities around which attractive residential neighborhoods are developed. The inventory portion of the Master Plan process revealed that extensive portions of the Township are occupied by both wetlands and woodlands. The full potential of these areas should be maximized for future residential development. This potential may be most fully realized through the encouragement of planned units in these unique and sensitive areas. These planned cluster housing or zero lot line development concepts encourage flexibility in overall neighborhood design and provide for a mixture of density and residential development types based on an overall comprehensive plan for the designated area. While these concepts may prove to be applicable to numerous sites within the residentially planned areas, it appears to be uniquely suited to that portion of Section 9 bounded by Lakeshore Road on the east, Parker Road on the west, Brace Road on the north, and Carrigan Road on the south. Much of the 530 acres of land encompassed by this area is covered by trees. Designated wetland areas also appear to impact portions of this acreage. Both factors suggest that a more flexible and innovative ·development concept may be appropriate. -64- �! I I '~---·-· I 1 r-·- · I r-·I I I I __ _J 1 r-·- · (__ j '~- --,~-\ /J--- -1 - · ISOLATED NO IIOAD STUBS · I' . 'I· •I I I -----.\ . II . L.....--··7: \ L I ·- 1'-~ .\ .' I . -t-·-r-··. ,- · · ·~-I. • : I. I i I ' I _1._L_1_j_ r-1 r-·- · \..... ADJACENT 8UBDIVIIION PIIOVIDII IIOAD 8TUB I . I . l .: PROBLEM PARCELS with CLUSTER HOUSING SOLUTIONS -65- .... ,-.50• 4 �.- ; I ' \ Mobile Home Parks - Approximately 40 acres of land have been included in this category, which suggests a density of approximately seven (7) units per acre or less. The area designated for this category is consistent with the location of the existing mobile home park west of 24th Avenue and south of Keewahdin. Multiple-Family - This remaining residential category is intended to signify areas suitable for multiple-family housing types. This category has an average anticipated density of ten (10) units per acre. A variety of different low-rise, multiple --family dwelling types can be accommodated within this category, such as multiplexes, townhouses and apartments. I '-· , -i i . i • \. r. rI \.. ..... ..... I \ Approximately 200 acres of land within the Township have been reserved for multiple-family purposes. This represents a three-fold increase over the current quantity of multiple-family development and reflects a previously stated policy of increasing opportunities for this form of development. Consistent with previous policy statements, suitable locations for this form of development were identified which shared one or more of the following characteristics: convenient access to major roads, availability of utilities, and proximity to uses of similar intensity. In large part, medium high density areas are shown flanking either side of the 24th Avenue commercial corridor. The placement of multiple-family units adjacent to commercial uses provides the ability to effectively transition to adjoining single-family neighborhoods. COMMERCIAL Three distinct categories of commercial uses are specified on the Master Plan Illustration. These include: convenience, regional and highway. Each category is intended to serve the different market needs of both local and regional consumers. Collectively, these three categories encompass nearly 500 acres of land. The Master Plan indicates an increase in the quantity of commercial land needed by the year 2000 over levels revealed by the 1987 current land use survey results. This increase is consistent with the Township's emerging role as a regional commercial center for St. Clair County and communities to the north. A description of each of the three categories of commercial reflected on the Master Plan Illustration are described as follows. -66- �Convenience - This category includes retail and service uses that are intended to primarily meet the daily needs of adjacent residential neighborhoods. Approximately 70 acres of land have reserved for convenience commercial purposes on the Master Plan Illustration. For the most part, these convenience commercial areas are clustered along the periphery of the regional commercial corridor proximate to existing or planned residential neighborhoods. One of the designated convenience commercial deserves careful attention to its relationship to surrounding residential development. This area is located on the east side of 24th Avenue from Keewahdin Road north to Carrigan Road. This area is characterized by a mixed land use pattern that includes miscellaneous commercial uses of a general commercial nature, single-family homes and vacant lots. The parcelization pattern in this area is highly fragmented, with the 24th Avenue frontage divided into lots that rarely have more than 120 feet of frontage. Many lots share a common depth of 280 feet, the rear lot lines of which abut a neighborhood of single-family homes. / . I• I . I I. . ,· ! i ·-' - A range of different land uses may be appropriate for this area. These include convenience commercial, office, multiple-family or institutional. In considering the suitability of specific uses for this area, attention should be directed toward the impact of a given use on the adjoining residential neighborhood. Whenever possible, the consolidation of parcels should be encouraged to achieve more flexibility in the design of individual sites. Decisions on appropriate land uses for this area should be determined on a case-by-case basis. Regional - Comparison commercial establishments generally provide for a more diverse range of merchandise than may be available at convenience locations. For the most part, these uses will likely occur in the form of planned centers that are developed as a cluster of common wall establishments served by consolidated driveways and parking, as well as unified architecture and landscaping features. Over 300 acres of land have been identified as being suitable for comparison commercial purposes. This acreage is anchored by the Birchwood Mall site and the K-Mart shopping center, which are located at opposite ends of a one-mile long intense commercial corridor along 24th Avenue between Krafft and Keewahdin Roads. Careful attention should be directed towards achieving an appropriate transition between the regional commercial acreage and abutting low intensity residential uses. Transitional uses such as offices, multiple family and some forms of convenience commercial uses may be appropriate for areas with transitional characteristics. This quantity of regional commercial acreage should be sufficient to provide for both the first and second wave demand for ancillary or spin-off regional commercial demand that may be generated by _the mall. If it is determined that the demand for commercial uses exceeds the amount of land reserved for this purpose, the Township should then consider the appropriateness of designating additional acreage for this purpose. -67- �I.· ! .... i . l.. I • 1 i Highway - The highway category consists primarily of freestanding, independent businesses that are dependent on convenient highway access. Many of the uses that are included in this category are oriented towards meeting the needs of automobiles and include uses such as dealerships, service stations and related activities. Approximately 65 acres of land at two locations along the 24th Avenue corridor have been allocated for linear commercial purposes. The first area is located at the south end of the corridor, proximate to the Port Huron City limits. This is the oldest portion of the Township's commercial district and is characterized by many of the problems commonly associated with strip commercial development. Over time, as redevelopment activities occur in this area, improvements should be encouraged that result in a more functional and visually cohesive land use pattern. Careful attention should be directed towards updating existing development standards relating to setbacks, signs, landscaping, building appearance and vehicular circulation. Consolidating driveways, reducing the height and number of signs, and providing greenbelts between the road pavement and parking lots represent examples of specific improvements that could go a long way in improving the appearance and function of this area. The Township's second planned commercial site is located on the west side of 24th Avenue, north of Keewahdin. The highway commercial designation in this location reflects the somewhat more intense future development pattern on adjoining land. The planned development of the adjacent site for light industrial purposes, the highway exposure offered by proximity to 24th Avenue, and the lack of single-family residential development on nearby sites reinforce the appropriateness of this designation. INDUSTRIAL ,! r-l The allocation of 260 acres of land for industrial purposes reflects the policy of encouraging the development of a balanced economic base for the Township. The location of this site, proximate to both 24th Avenue and Keewahdin Road, and the availability of utlities may make this site suitable for industrial purposes. An appropriate development pattern for this area would emphasize the development of a planned industrial park which includes uses that are highly compatible with one another and whose external effects are limited. Typically, these sites would be planned, developed and managed as an integrated facility, with emphasis given to circulation, parking, utilities, aesthetics and performance standards. LANDFILL The 90-acre landfill area shown on the Master Plan largely corresponds to the existing landfill. No expansion of this site is encouraged by the Plan. Improvements should be encouraged to improve the compatibility of this site to adjoining residential property and to the Keewahdin Road frontage. -68- �. ,, LOW DENSITY BUFFER AREA To effectively mitigate any deleterious impacts associated with either the existing landfill or the planned industrial area, a low density buffer area has been established around the periphery of this area. The density of any future residential development in this area should be limited to large parcels to minimize the number of homes located proximate to either use. I . PUBLIC ,,,. . ...,: f .,.. f '' L Approximately 580 acres of .land have been reserved for public uses on the Master Plan. The largest of these areas reserved for public uses corresponds to the Detroit Water and Sewage Department site, located in the northern portion of the Township along Brace Road. This site alone occupies 436 acres of land, or three-quarters (3/4) the Plan's future allocation of public uses. The remaining public uses identified on the Master Plan Illustration consist of public school sites and Township-owned property. OPEN SPACE/RECREATION r . Several existing and proposed recreation sites are identified on the Master Plan. These include two golf courses and several park sites. The desirability of somehow using the Black River floodplain for open space purposes is also reflected on the Master Plan Illustration. Specific ideas for the potential development of the Township's open space resources are discussed in more detail in the Community Facilities portion of the Plan. In total, approximately 460 acres of land have been identified for open space and recreation purposes. ROADS The Township is currently served by a network of major roads that largely follow section lines and existing physical features, such as the Lake Huron shoreline and the Black River. Numerous local subdivision streets are also evident that provide access to designated neighborhood areas. As the Township continues to grow, additional roads will likely be developed. For the most part, these new roads will consist largely of collector and local roads designed to penetrate large tracts of vacant land, thereby facilitating the development of this acreage. Approximately 1,580 acres of land have been allocated for this purpose. Realistically, the quantity of land needed for this purpose will vary from one development to another. -69- �TABLE 18 LAND USE PLAN ACREAGE ALLOCATIONS Percentage Acres RESIDENTIAL ! -. i .: I 65.0 6,660 Agricultural/Rural Residential Single-Family - Infill Single-Family - Conventional Planned Unit Development Mobile Home Parks Multiple-Family 25.4 16.1 16.1 4.9 0.4 2.1 2,600 1,650 1,650 500 40 220 • COMMERCIAL Convenience Regional Highway 480 4.7 70 330 80 TRANSITIONAL 0.7 3.2 0.8 30 0.3 210 2.1 90 0.9 LOW-DENSITY BUFFER AREA 200 2.0 PUBLIC 580 5.7 OPEN SPACE/RECREATION 460 4.5 1,580 14.9 INDUSTRIAL LANDFILL ROADS -70- �r COMMUNITY FACILITIES PLAN INTRODUCTION Within the total development of a community, one of the most important services is the provision of adequate community facilities. Often the impression created by a particular community is directly related to its parks, libraries, schools and public buildings. r: r ; ' Community facilities are normally divided into three major categories: neighborhood, community and regional. Neighborhood facilities include elementary schools, play areas, neighborhood parks and playgrounds. The extent to which these facilities are developed is dependent upon the needs of the particular neighborhood; however, it is desirable to plan for all of these facilities so that the neighborhood is not left deficient in facilities at the time of its total development. Community-wide facilities are normally municipal offices, senior high schools, junior high schools, libraries, fire stations, playfields and community parks. By the very nature of their individual functions, they serve not only the neighborhoods, but the entire community. Regional facilities are developed to serve large areas. These areas include two or more communities. PROTECTIVE SERVICES Fire Fighting Facilities Among the most important services provided by local government is fire protection. Fire fighting facilities are important because they protect residents, businesses, and industries from financial loss and personal injury, and because they can also substantially reduce the cost of fire insurance. The standards contained in the Plan should be considered as the minimum necessary to provide an adequate level of fire protection for the Township. t-, Fort Gratiot Township operates a volunteer fire department that consists of 22 part-time fire fighters and one full-time member. The fire station is part of the Township Hall site and was recently expanded to accommodate a newly purchased fire truck. The Fire Department has six (6) vehicles available which consist of one mini-pumper, one rescue vehicle, three standard pumpers and one aerial ladder truck. The amount of equipment available to the Fire Department appears to be sufficient to meet future demands. The Township does, however, have a need for a full-time fire chief and for additional space to house their operation. In the event that the Township builds a new administrative complex on another site, the existing Township Hall building would appear to be suitable for eventual conversion to the permanent Township Fire Station headquarters. -71- �The National Board of Fire Underwriters has stt wi~i@um standards for fire protection that enable communities to get the best possible rating. Since this can be an ultimate savings to the community, it is only logical to adopt these standards: 1. The water system should be able to provide a "fire flow" during a five (5) day maximum consumption period of ten (10) hours. 2. The existing system of water mains should be a minimum of eight (8) inches in diameter to serve residential development. 3. Fire hydrants should be within three or four hundred (300 or 400) feet of every structure and never more than six to eight hundred (600 to 800) feet apart. 4. A fire station should be located so that it is close to, or leading into, a major or secondary thoroughfare. 5. Within the primary service area of each fire station, there should be no barriers, natural or man-made, that would delay the effectiveness of the fire fighting equipment. 6. The fire stations should be built and manned in such a way as to be the most efficient for the area to be served. In most larger communities, they are manned by salaried employees; however, in many areas of the country they are manned by volunteers on an extremely well-organized basis. TABLE 19 LOCATION STANDARDS FOR FIRE STATIONS Fire Station Pumper and Hose Company Radius Served Standard High Value District Residential Number of Men 0n Dutz Minimum Land Area Re9.uired 3/4 mi. 1 1/2 mi. 4-5 1/2 acre Ladder Company 1 mi. 2 mi. 5-6 1/2-3/4 acre Pumper-Ladder Company 1 mi. 8-10 1 acre These standards possess a certain amount of flexibility which is based upon the individual community's needs. -72- �Police Protection Police protection for the Township is provided by the St. Clair County Sheriff on a contractural basis. One officer is available to the Township for daytime patrol Monday through Friday. Evening and weekend police protection is provided by the county Sheriff and the Michigan State Police as part of their regular patrols and service. LIBRARY Books are but one of many services of information that a wellorganized library can provide. Generally, the library should be located within the community in such a way that it can serve as many of the people as conveniently as possible. Fort Gratiot does not operate a Township library. Library services are available to Township residents through St. Clair County which has a library in downtown Port Huron. f .. DEPARTMENT OF PUBLIC WORKS I • The Township Public Works Department is responsible for the upkeep and maintenance of the water and sewer system and the Township cemetery. Seven (7) people are employed by this Department, which is located on the south side of Keewahdin Road, west of the Township · Hall. 'I I • CIVIC CENTER I I ; • The concept of a civic center as a community focal point is not new. For many years, the aesthetic and economic advantages of this locational feature has been known. The location of a civic center near the area of greatest use serves to strengthen the economy of the area and brings a public awareness and economic vitality to that area of the Township. The benefit of a civic center can be both functional and aesthetic. By creating a grouping of essential buildings, such as administrative offices, police, fire, and parking, people will be drawn to the uses surrounding the civic center. If properly designed, nearby commercial enterprises will attract people from the civic center. This will add to the economic vitality of the community because people are placed within easy access of many of their daily and weekly activities. It also decreases the time and distance residents must travel to complete their trips. The Fort Gratiot Township Hall and administrative complex is located at the intersection of Keewahdin Road and Pine Grove Road. The existing Township offices appear to be undersized to meet the current staffing needs of the Township. Continued growth of the Township will place further strains on this facility. -73- �The Township has formed a committee to explore the possibility of developing a new Township Hall building. One area that deserves considertion is the Township-owned site near the cemetery. This site is centrally located along one of the Township's major roads and would serve as an important community focal point. The location of a civic center in this general vicinity is reflected on the Master Plan Illustration. UTILITIES l. . I C Achievement of the full growth potential of a community is directly related to the availability of capacities of public utility systems. As a community grows, increased demands are placed on these systems to provide the necessary infrastructure required for commercial, industrial and residential development. Sanitary Sewer Facilities ' l: Fort Gratiot Township is one of several communities in the Port Huron urban area that is participating in the regional sewer system. As part of this system, the Township has a contract with the City of Port Huron wastewater treatment facility. In exchange for participating in the operation and maintenance of this facility, the Township effectively reserves for itself a portion of the capacity of this plant to serve existing and anticipated development. Sanitary sewers are currently available to the more developed portions of the Township. More specifically, the existing sewer service boundaries are confined primarily to Lakeshore Road and North River Road corridors. The Township's proposed future sewer service area map envisions the eventual extension of sanitary sewers to the central portions of the community. It appears that the Township has sufficient purchased capacity to allow these extensions to occur if there is enough development to justify the extensions. The development of an industrial base in the Township could alter this situation if any fu~ure industries are significant water users that consequently discharge large volumes of water back into the treatment system. In the absence of this type of user, however, the availability of future sewer capacity should not be considered to be a factor limiting the Township's growth potential. I., One factor that may impact the extension of sanitary sewers into previously unserved areas involves regional utility extension policies reflected in SEMCOG's sewer service area map. This map does not anticipate the widespread future sanitary sewer extensions as shown on the Township's sewer service area maps. In an effort to reconcile this obvious difference and to promote an orderly growth pattern, the Township should consider the development of a community-wide sewer extension policy. Such a policy would provide the community with a better understanding of the costs of extending utilities into unserviced areas and the longterm financial obligations associated these extensions. -74- �: . Public Water Distribution System r. Public water, like sanitary sewer services, are also purchased by Fort Gratiot Township from the City of Port Huron under the terms of a rate ordinance between the two communities. The Township subsequently resells the water to those residents and businesses that are tapped into the system. Public water lines are more widely available to Township residents than are sanitary sewers. In addition to serving the more heavily developed Black River and Lake Huron shoreline areas, the public water distribution system extends into the interior portions of the Township along Keewahdin Road, Krafft Road, Parker Road and State Road, among others. ! . i : .·• Ii. ' i . i - ( An ample supply of water is available to accommodate future development. Further, existing water lines were designed large enough to allow for subsequent growth and new taps. Storm Drainage With the exception of specific drains that are the responsibility of the St. Clair County Drain Commission, all remaining storm drainage in the Township is essentially a private matter. Numerous private drains are located in the Township that remain in private hands which may receive little or no maintenance. The Township does not have any comprehensive policy for addressing long-term drainage concerns. As the Township continues to urbanize, this will continue to be a problem. In response to this concern, the Township may wish to consider developing a community-wide storm dr~inage master plan which describes the limitations of the existing system and outlines a program to address these problems including a capital improvement program to fund necessary improvements. . i : ,_ r' i L...: II SCHOOLS The entire Township is served by the Port Huron School District. Five existing school sites are located within Fort Gratiot Township. These include two elementary schools (T~omas Edison Elementary and Keewahdin Elementary), one junior high school (Fort Gratiot Intermediate) and one high school (Port Huron Northern). On a system-wide basis, elementary school enrollment has been maximized for the current school year and all elementary school sites are full. All four school sites located in Fort Gratiot Township are currently full. In order to assess future district space needs, the Port Huron School District has established a Planning Committee that will be addressing district-wide needs. It is anticipated that the committee will reach some conclusions regarding future school facilities during 1990. Until such time as this committee makes its recommendations, no future school sites are shown on the Master Plan Illustration. -75- �,' ' RECREATION PLAN A community's overall quality of life is influenced by many factors, not the least of which is the availability of recreation facilities for area residents. Parks not only provide areas for active and passive recreation activities, they also introduce welcome open space and natural areas into an urban environment that is frequently lacking those amenities which are essential components of a balanced and healthy land use pattern. All too often, however, one frequent consequence of urban development is the loss of recreation areas to a variety of urban uses. As land becomes more valuable for these urbanized uses, it becomes more expensive to purchase for recreation activities. It is, therefore, appropriate to plan for the development of future recreational facilities in proportion to the expansion of Fort Gratiot's other uses, particularly residential neighborhoods. The development of future recreation facilities needs to be related to existing and anticipated residential neighborhoods within which these sites will be located and whose residents they are intended to serve. Consideration should also be given to the availability and location of existing recreation sites and the extent to which these sites are capable of meeting both current and future needs. EXISTING RECREATION FACILITIES AND PROGRAMS Fort Gratiot Township and the Port Huron School District are the two principal providers of recreation facilities and programs to Township residents. The range of both recreation facilities and programs available within the Township are described in the following narrative. Township Facilities and Programs I - Fort Gratiot Township operates two existing park sites. The first of these two sites is the seven-acre park located on the south side of North River Road, west of Pine Grove Road. This site includes a basketball court, baseball diamond, picnic tables, playground equipment, open play area and frontage along the Black River shoreline. The second park site is located on property leased by the school district. This site abuts the Fort Gratiot Intermediate School property to the north. This 18-acre park features four baseball diamonds that are used for little league competition. Other facilities and equipment available at this site include a slide, swings, bleachers, concession stand and portable restrooms. In addition to the two previously described park sites, the Township also operates a part-time recreation program for Township residents. During summer months, activities for children are offered at both elementary school sites in the Township. -76- �Structured recreation programs are offered at each site which include arts and crafts, sporting events and field trips. Other activities sponsored by the Recreation Department include a winter carnival held at Willow Ridge Golf Club, the Senior Olympics, Santa Days and the sale of amusement park tickets. Many of these programs are offered in conjunction with the Community Education Department of the Port Huron Public School System. I-· These programs and activities are organized and coordinated by one part-time Township employee. An elected Recreation Board oversees those programs which are funded by the Township Board. School ·Sites f •, The Port Huron School District operates four school sites in Fort Gratiot Township. Collectively, these sites occupy nearly 100 acres of land. Numerous recreation facilities are available at these sites. Both elementary schools include a full range of new playground equipment, small baseball diamonds and large open play areas. The intermediate school site includes an exercise station, basketball court, baseball diamond, practice football field and open play area. Facilities available at the high school include a baseball diamond, practice football fields and a track. I .' . RECREATION NEEDS Determining future recreation needs should consider well-defined geographic areas that each park site is intended to serve. Generally, a determination of recreation deficiencies considers both neighborhood-level recreation needs as well as larger community-wide needs. Both levels of need and the identification of specific neighborhood areas are considered in the following narrative. r Neighborhood Unit Concept The individual neighborhood unit is considered to be the basic residential planning unit. The intent of this concept is to create self-contained residential areas, each served by an elementary school, playground and park area. These residential areas are typically bounded by man-made or physical boundaries, such as roads or rivers, and are sized to accommodate the development of an elementary school and a park to be located at the center of the neighborhood. As they were originally conceived, these neighborhoods were intended to serve a population of between 3,000 and 5,000 persons. [ - Another feature of this approach was the establishment of commercial uses on the periphery of the neighborhood. Major roads designed to accommodate through-traffic framed the boundaries of each neighborhood with the intent of minimizing conflicts between through-traffic and local traffic. This concept is displayed graphically in Illustration 5. -77- �I ' c···· l : l .' I • '! L.: ' I ' \ ca SchoolPark u _,0 >ca i::, Local C: 0 .,u - (/) 0 ! I Secondary Thoroughfare NEIGHBORHOOD UNIT DEVELOPMENT CONCEPT -78- 5 �This planning concept has numerous advantages which include the following: 1) neighborhood safety is advanced by providing children with an opportunity to walk to neighborhood facilities without encountering major traffic conflicts; 2) it provides economies of scale for public and private expenditures; and 3) it encourages stable property values. t., I -· I l , Within those areas planned for future residential development in the Township, six larger neighborhood planning areas have been identified. These geographic areas largely correspond to the Port Huron Urban Area Traffic Analysis Zones. Utilizing similar planning area boundaries offers an opportunity to coordinate Township land use planning activities with those occurring on a broader regional basis. Within these planning areas, smaller neighborhood-sized units have also been identified which more closely approximate the concept described above. These areas are reflected in Illustration 6. Each of these residential neighborhoods generate a need for recreation facilities which ideally should be provided within the boundaries of the neighborhood, or in close proximity to it. Collectively, these neighborhoods will provide a basis for determining the need for community-wide recreation facilities. The purpose of the Recreation Plan is to identify future recreation needs based on anticipated residential development trends and the availability of existing park and schoo~ sites. Within each of these individual neighborhood planning areas, assumptions have been made regarding the anticipated number of dwelling units that are likely to develop, average family size, and the anticipated number of school-age children. Such capacity population estimates are subsequently correlated to the previously defined recreation planning standards to arrive at a preliminary determination of neighborhood level recreation needs for each individual planning area. As a result of this analysis, the following capacity population estimates have been arrived at for each neighborhood area. ( I TABLE 20 CAPACITY POPULATION ESTIMATE Neighborhood North Central Lakeshore 1980 Population Capacity Population Estimate Pine Grove Old Farms 1,604 440 1,168 1,011 2,936 1 325 14,900 9,300 1,900 2,500 14,500 12 200 TOTAL 8,484 55,300 Fairway -79- �.: .:. J ,...., NORTH .c; _, 6 ' ....... .:.: . ... .: : : : I:• i. • 9 7 ---··--· . "----·--···-··.. -·········-······ CENTRAL I . -······················ l~e:; . .;-::;;· 1 ~ ~ I : ~ . 19 16 11-1,.....---\7 1G ·:;. ·-···-----···.: : .:: :. 20 I PINE I 1r=---~lr'--...:,-'lr-=-~~....-1-,.~~~~~ ~I ' ·- ~·1 ' , . I NEIGHBORHOOD PLANNING AREAS FORT GRATIOT TOWNSHIP ST. C&.AIII COUNTY , MICHIGAN FORT GRATIOT TOWNSHIP PLANNIHG COMMISSION raaa'!. A C-■■■iTT ll'lu•i-. 6 . .~••t ■t , I'! C. - .. . - . . . nic& , •idti~• - -80- 6 �Recreational Standards Several techniques are commonly used for the purpose of determining the nature and extent of future recreation needs in a community. Perhaps the most traditional method of determining recreation deficiencies and/or needs is to compare existing park acreage and the distribution of this acreage with accepted recreation planning standards. These standards normally suggest optimum or ideal conditions that communities should strive to meet in the development of park facilities and provide a benchmark against which progress can be measured. The risk in using these standards, however, is that they may not be uniformly applicable to every community; and as such, need to be evaluated in light of the unique physical, social, and economic conditions that may characterize a specific community. ( . Recreation planning standards should include acreage requirements based on anticipated population levels, the size of such facilities, and their proposed locations. Examples of specific optimal recreation standards for some typical recreation facilities are summarized below. These standards are provided by the National Recreation and Park Association and are based on a 1983 study entitled Recreation Park and Open Space Standards and Guidelines. Neighborhood Facilities '. These sites are intended to be areas for intense recreational activities such as field games, court games, crafts, playground apparatus areas, skating and picnicking, among others. This type of park is optimally suited to serving a neighborhood consisting of up to 5,000 people and having a service radius of 1/4 to¼ mile. The desirable size of such a facility is approximately 15 acres. Between one and two acres of neighborhood park land should be provided for each 1,000 persons anticipated to reside within a given neighborhood area. Such facilities should be easily accessible to the neighborhood they are intended to serve with consideration given to pedestrian and bicycle safety. This type of park may be appropriately developed in conjunction with an elementary school. Using a planning standard of 1.5 acres of land per 1,000 persons, the need for future neighborhood-level recreation sites is estimated in Table 21. Specific needs for each designated neighborhood planning area are discussed in more detail following the table. -81-- -- - �TABLE 21 NEIGHBORHOOD RECREATION NEEDS Neighborhood l I • 14,900 9,300 1,900 2,500 14,500 12,200 Projected Needs (Acres) 22.4 14.0 2.9 3.8 21.8 18.3 Existing Acreage (Acres) 40 11 48.7 Deficiency/ Surplus + 17.6 14.0 + 8.1 3.8 + 26.9 - 18.3 - North - This is the largest and among the most sparsely settled portions of the Township. The only noticeable area of concentrated residential is located north of Brace Road between the Detroit Water Board property and the Lake Huron shoreline. No existing public recreation sites are currently available to serve this neighborhood. The preceding analysis revealed a potential need for slightly more than 20 acres of neighborhood park land to serve this neighborhood at capacity development. '. I • !. ' . North Central Lakeshore Fairway Pine Grove Old Farms Estimated Capacity Pop. ; ' : One potentially suitable park site in this area is located at the extreme northeast corner of the Township south of Metcalf Road between M-25 and the Lake Huron shoreline. This 40~ acre site has approximately 500 feet of beachfront shoreline along Lake Huron and is one of the few remaining sites along the Township's Lake Huron shoreline that could reasonably be used for public access and enjoyment of the lake. A conceptual plan for the development of this site is shown in Illustration 7. The development of a 40-acre park at this location would not only meet the recreation needs of nearby neighborhood residents, it could also double as a community-wide type of recreation facility. The location of this site at the corner of the Township realistically precludes this park site from functioning as a neighborhood recreation facility for the remainder of this neighborhood planning area. Consideration should also be given to the development of a second site in Section 9. It is unlikely that any additional park sites will be necessary to serve the remainder of this neighborhood. The low density development pattern envisioned for Sections 6, 7 and 8 would not likely create a need for a future park site. Further, the larger lot sizes that typically characterize this area provide sufficient opportunities for spontaneous recreation activities, especially for younger children, thereby fulfilling the need for recreation space. -82- �~ a: I.. C a. ...-> z z C ::, :E ..J :E I- 0 A. A. w u u z z 0 0 a: u ::, ---- .. ~ ---- --- -·-- --- --- -- '· I , I :c -83- 7 �Central - No existing recreation sites are available to serve this neighborhood area. Considering the low density development pattern planned for this area and its proximity to the existing school and park site located at the northwest corner of Keewahdin and State Roads, the development of neighborhood park to serve this area is neither practical nor necessary. Lakeshore - This neighborhood is nearly completely developed with few remaining opportunities for new residential growth. The recreation needs of this neighborhood are being adequately addressed by the Keewahdin Elementary School site. This site is centrally located to serve the neighborhood and includes a well-developed playground area. j • L_ r ' f T ' Fairway - Like its counterpart to the north, this neighorhood is also approaching capacity development. The existing development pattern in this neighborhood may limit opportunities for the development of a centrally located public park site. A more appropriate approach for this neighborhood may be to encourage the provision of open space as part of any future single-family or multiple-family development proposals. All three of the single-family condominium projects located to the north of Port Huron County Club included areas reserved for open space. Additional recreation areas could be incorporated into any future residential areas located to the east of the golf course. Pine Grove - Four existing recreation sites are currently located within this neighborhood planning area. These sites should be sufficient to meet the neighborhood recreation needs of this neighborhood area at capacity development. Some enhancement and upgrading of existing equipment and facilities located at these sites should be considered. Old Farms - The southern portion of this neighborhood, namely Section 30, is nearly fully developed. No existing recreation sites are located within this area. As development continues and moves in a northerly direction across Krafft Road, land should be reserved for a future park site. Community Parks These parks are frequently areas of diverse environmental quality and may include areas suited for intense recreational facilities such as athletic complexes and large swimming pools. They may also feature an area of natural quality for outdoor recreation activities such as walking, viewing, sitting and picnicking. Community parks are intended to serve several neighborhoods located within a one to two mile radius and should be easily accessible to these neighborhoods. An ideal site would occupy an area of 25 acres or more. Plans for community parks should consider allocating between five and eight acres of land per 1,000 persons. -84- �I : Based on a planning standard of five acres of park land per 1,000 persons and an estimated capacity population of approximately 50,000, there is a theoretical need for some 250 acres of land for community-wide recreation purposes. Realistically, however, the need for this quantity of land for community parks will, in all probability, not be realized in the foreseeable future. The Master Plan envisions the development of three communitysized parks to serve the Township at capacity development. Each site would contain some common basic park features such as playground equipment, picnic facilities, fitness trails, etc. Other more unique improvements would also be planned for each site depending on the specific physical and 1ocation features of the site. For example, the proposed community park described earlier along the Lake Huron shoreline in the northeast corner of the Township would emphasize water-related recreation activities. A second community park is proposed in conjunction with the development of a new civic center site in Section 20. The inclusion of recreation improvements in conjunction with the development of this site will further reinforce this area as an important community anchor or focal point. i ' A third and final community-wide recreation proposal reflected on the Master Plan is the identification of the Black River shoreline as a future passive recreation corridor. More specifically, this concept envisions the development of a pathway along this unique open space resource · that could be used for walking, jogging and bicycling. A more detailed analysis of this area would need to be undertaken to more appropriately determine the feasibility of developing such an open space corridor. I ' I Other Recreation Needs • In addition to the specific facility needs described previously, there may be a corresponding need to increase the range of recreation programs being offered to Township residents. Of specific concern is the need to address the recreation needs of senior citizens and children. The Recreation Department also needs a physical location from which recreation programs can be offered. As part of the development of a new Township Hall site, consideration should be given to providing space for the Recreation Department. -85- �THOROUGHFARE PLAN INTRODUCTION A community's growth is influenced by the region in which it is located. Road systems are developed to provide fast and efficient movements of goods and people, both within and through a community. The unpaved or graveled roads of early settlements and road alignments that were adequate for low traffic volumes become hazardous with increased volumes of traffic. A coordinated and improved road system must be provided to allow a smooth and safe flow of traffic. l ~ II • ' I I_, An important consideration in planning land development is proper accessibility. The automobile has reoriented land use patterns, making the free movement of people and goods essential to the economic and social welfare of the community. The Thoroughfare Plan must consider the relationship between type and intensity of land uses and resulting generation of traffic movements to ensure orderly development and a desirable environment. Often, the Thoroughfare Plan will shape the urban development pattern, improve the environment and economic efficiency of the land uses, and result in the optimum use of the thoroughfare system. The Land Use Plan provides an indication of future land use locations. The Thoroughfare Plan analyzes available data relative to present traffic conditions and existing problem areas in the Township and makes traffic recommendations designed to meet the needs of the expected land use pattern for Fort Gratiot Township as it approaches the turn of the century. I • The Thoroughfare Plan is designed to provide adequate roadways to serve future growth and development in Fort Gratiot Township. In designing such a system, attention should be directed to coordinating the Township's road network with those in adjacent communities. It must also be viewed in the regional and county context in order to integrate the community into the larger region of which it is a part. The Township's ability to achieve and realize the land use pattern described previously is dependent, to a great extent, on improvements to the existing road system serving the community. THOROUGHFARE CLASSIFICATION Thoroughfare systems are grouped into a number of different classifications for administrative, planning, and design purposes. In the most basic classification system for design work, thoroughfares are grouped into freeway, arterial, collector, and local road classes in urban areas. These classifications carry with -86- �them suggested minimum design standards. The various types of County highways are shown in Table 22. State Trunkline System carries relatively high volumes of traffic between State-wide population centers and should be designed to facilitate traffic movement while controlling land access. A County highway system normally consists of primary and local roads. The primary road system provides access to higher classification roads and connects abutting communities to nearby areas. A local road system consists of all Township secondary feeder roads to the primary system, Township residential streets, and County park drives. The County Highway System consists of primary roads and local roads. The primary road system provides access to higher type roads and connects abutting communities and nearby areas. ' - The local road system consists of all Township secondary feeder roads to the primary system, Township residential streets, and County Park drives. A functional classification of the roads might be suggested as follows: 1. Major arterial system providing for the through-traffic movement between areas and across the Township, and direct access to abutting property, subject to the necessary control of entrances, exits, and culvert uses. 2. Collector street system providing for traffic movement between major arterials and local streets, and direct access to abutting property. 3. Local street system providing for direct access to abutting land, and for local traffic movements. Appropriate road right-of-way design standards are reflected in Table 22 and in the Cross Section Standards Illustration which follows. -87- �TABLE 22 SUMMARY OF STREET CLASSIFICATION SYSTEM* Expressway and Regional Thoroughfares Major and Secondary Thoroughfares Collector Local primary freeway: none regional: secondary primary secondary equal equal secondary primary over 3 miles over 1 mile under 1 mile under 1/2 mile 1. Land Uses major generators & commercial areas secondary generators & commercial areas local areas individual sites 2. Rural Highways Interstate & State primary State primary & secondary County roads none 1 mile 1/2 mile Element .. SERVICE FUNCTION ,! 1. Movement ·! L ! . I. PRINCIPLE TRIP LENGTH LINKAGE SPACING * Adapted from Standards in Manual of Housing/Planning & Design Criteria, Joseph DeChiara & Lee Koppelman, 1975. By Community Planning & Management, P.C. L -88- �SECTION CROSS STANDARDS i" 1------ 36 -------! 1 - - - 28 + - - - - - - - - 6 o' l LOCAL • I -------; --------; - - - - - - 50' --------1 - - - - - - - - - - - - 86° - - - - - - - - - - ~ SUBDIVISION COLLECTOR +-----------59 -----------1 -------------------- 120'--------------------, 1 1 , SECONDARY THOROUGHFARE I , !I , !-------- l * Medium- AOT 63' *---------i J 1------------ High -,:~:r_e_4_'_--=-*_-_-~~----_-_-_-_-~_-_-_-_-_-~_-_-_-1__________ r , AOT Avero1,e Da i ly Traff i c . MAJOR THOROUGHFARE ! !' 1' i I f - - - 1 0 · - - - - 24' - - - - 1 0 ' -l ! - - - - - - - - - - - - - - - - - - - - 120' ------------------~ In i ti al Stage MAJOR THOROUGHFARE -89- 8 �EXISTING THOROUGHFARE SYSTEM State Routes ...-1 ' lI ' l , Two State-designated highways cross Fort Gratiot Township. The first of these roads is M-25, which follows Pine Grove Avenue, 24th Avenue and Lakeshore Road. This route basically provides the principal access in a northerly direction from Port Huron to those communities located along the Lake Huron shoreline in the Thumb area of the State. The second State designated route is M-136, which follows portions of Pine Grove Avenue and Keewahdin Road. This route provides access across the northern portion of the County connecting with M-19 which runs in a north-south direction. County Roads 'i ',_ r ' L, The remaining roads in the Township consist of County roads. These roads are classified as either primary, secondary or local. Primary and secondary roads mainly follow section lines and are largely the product of the Land Ordinance of 1785. This ordinance divided all unsurveyed land in the Northwest Territory into square mile sections. The mile roads of the Township today reflect this grid pattern. Local streets provide access to residential lots located in single-family subdivisions. County primary roads are intended to carry traffic throughout the County and adjacent counties. Each of the roads carrying this designation are important to intra-county traffic flow. The following roads, or road segments, are designated as primary roads on the St. Clair County road map: North River Road, Brace Road, Lakeshore (between 24th Avenue and Krafft Road, and Keewahdin (between Lakeshore Road and Pine Grove Avenue). With the exception of a one-mile segment of Brace Road west of State Road, all of these roads are paved. County secondary roads include Krafft Road, Parker Road, State Road, Campbell Road, Brace Road, and Cole Road. Significant portions of these roads, especially those serving the northwest and central portions of the Township, are not paved. I ',. 1,. I Right-of-Way Standards The predominant right-of-way standard for most of the County's primary, secondary and local roads is 66 feet. The exception to this rule is 24th Avenue which has a right-of-way of 120 feet. Several other roads have variable right-of-way widths. These include portions of Keewahdin, Pine Grove, Fairway, Lakeshore and State. Existing right-of-way widths for these roads vary between 66 feet and 120 feet. -90- �Traffic Volumes I • The two State-designated roads crossing the Township carry the heaviest volumes of traffic. The highest traffic volumes are experienced along that portion of M-25/Pine Grove Avenue as it enters the Township from the City of Port Huron to the south. This small road segment has average daily traffic volumes exceeding 33,000 vehicles. Volumes decrease further north on M-25 to approximately 13,000 vehicles per day. Traffic volumes on M-136 (Pine Grove Avenue/Keewahdin Road) average between 4,400 and 6,400 vehicles for that segment located within the Township. Significant traffic volumes are also noted along portions of the major routes that intersect with these two State routes. For example, portions of Krafft Road to the east and west of M-25 and M-136 have a daily volume of 10,200 and 2,600, respectively. That portion of North River Road, between M-25 and Parker Road, experiences daily volumes approaching 10,000 vehicles. Further west on North River Road, the volumes decline markedly. For example, at Campbell Road, which is the Township's western boundary, the average daily volumes are 2,500 vehicles. , . ' ' '. i Among the most important transportation planning issues facing the Township is the need to relieve the high volumes of traffic along M-25. This road serves three principal functions: 1) to accommodate through-traffic between Port Huron and other communities to the south to the resort communities located along the Lake Huron shoreline north of the Township; 2) provide access to the emerging regional commercial center along 24th Avenue; and 3) serve as the main southerly route to Port Huron for Township residents. Observed traffic patterns along this road suggest that it is not able to accommodate all three roles simultaneously, and that significant improvements are needed. There is no one single solution to this problem. Rather, a combination of improvements are needed to relieve this problem and to help facilitate the Township's desired land use pattern. Further, the scope of the existing problems is regional in nature; therefore, any effective solution will necessitate road improvements both within and outside the Township. THOROUGHFARE PLAN The Thoroughfare Plan is designed to provide adequate roadways to serve future growth and development in Fort Gratiot Township. In designing such a system, attention should be directed to coordinating the Township's road network with those in adjacent communities. It must also be viewed in the regional and county context in order to integrate the community into the larger region of which it is a part. -91- �I· North Street Bypass The Township's greatest transportation need is for an additional north-south route serving through-traffic. One alternative would be to encourage the use of the Wadhams Road crossing, and North Street and Keewahdin Road as a second means of access into Fort Gratiot and to points further north. North Street is already a paved County primary road which runs parallel to the Townshp's western boundary. Traffic with destinations along Lake Huron could exit I-69 at Wadhams and travel in a northerly direction on North Street to either Keewahdin or Burtch Roads, both of which intersect with Lakeshore/M-25 a short distance to the east. I , A secondary north-south route is also needed within the Township. State Street, which runs the full length of the Township, could also be upgraded to help provide a secondary means of access in a northerly direction. Black River Bridge (·· ,- Another partial relief value could be provided by the extension of a second bridge crossing of the Black River. Two possible alignments include Strawberry Lane and Beach Street. The proximity of a Strawberry Lane crossing to the existing North River Road/M-25/Pine Grove intersection would only serve to complicate what is already a difficult intersection. Beach Street offers a better alignment and may, therefore, be more practical. It is unlikely, however, that a Beach Street River crossing would significantly relieve the regional traffic flow problems impacting the Township. Rather, it would likely serve as a more secondary intra-community route. The cost of providing such a crossing further limits potential for relieving the Township's regional traffic problems. ' .. : Keewahdin Road I l The development of the mall will increase the need for an eastA portion of such a corridor exists along Keewahdin, between Campbell Road on the west and Pine Grove Avenue on the east. The missing link in this system is the one and one-half mile segment of Keewahdin between Pine Grove Avenue and 24th Avenue. Upgrading this segment to State trunkline status should be considered. Such an improvement would provide a better means of access to the Township development focal point that is emerging at the M-25/Keewahdin Road intersection. Upgrading Keewahdin would effectively eliminate the need for Pine Grove as a State-designated highway. west corridor through the Township. i I I .. Regional thoroughfares have a planned right-of-way width of 150 feet. This wider right-of-way width is necessary to accommodate the higher volumes of traffic which characterize both roads. It is particularly important along 24th Avenue, along which the Township's most intense development is planned. -92- �■ 1--. Major Thoroughfares The major thoroughfare designation is largely reserved for those section line roads in the more densely developed portions of the Township and which carry higher volumes of traffic. These roads have a planned right-of-way width of 120 feet. Roads and road segments carrying this designation include the following: • • • • i ' ,-(' "'i ) i. North River Road 24th Avenue/Lakeshore Road State Road Metcalf Road Secondary Thoroughfares Secondary thoroughfares function as principal feeder roads for primary thoroughfares. These roads also have a planned rightof-way width of 120 feet. While the full 120-foot width may not be needed to accommodate the current function of the road, it does allow for the road to be upgraded in the future as traffic volumes increase. Roads designated as secondary thoroughfares are primarily concentrated in the more undeveloped sections of the Township. Specific road segments designated as secondary thoroughfares include the following: • • • • • • • Krafft Road Pine Grove Avenue Campbell Road Cole Road Brace Road Carrigan Road Parker Road Collector Roads In many areas of the Township, additional roads will be necessary to carry traffic from the interior of property to the major section line road network. Roads designed to serve this function are classified as collector roads. As a rule, these roads have a right-of-way requirement of 86 feet and follow quarter-section road alignments. '. Three existing roads appear to function as collector roads: Fairway, Polina and Dykeman. Additional collector roads will be needed in the future to accommodate future development. The need for one such road is evident to serve the undeveloped interior acreage west of 24th Avenue and south of Keewahdin Road. A road at this location would serve to open up the interior acreage for future commercial and residential purposes. The development of a similar collector road on the opposite side of Keewahdin could help promote future industrial development in this area. Other roads will be needed to accommodate future residential development. Where such roads cannot be located on the quarter-section alignment, alternate locations should be required and their feasibility determined before development occurs. -93- �Local Roads The remaining Township roads that do not fall into one of the previously mentioned categories are considered local streets. Local streets are designed to provide direct access to abutting properties and to direct this local traffic to the higher level thoroughfares. A 66-foot right-of-way standard is acceptable for this classification of road. Local street systems should be designed in a curvilinear fashion, as opposed to the traditional gridiron arrangement which fosters area traffic volumes and higher speeds. Curved streets discourage both of these potential problems. For the most part, local streets are shown only in the existing and proposed urbanized portions of the Township. A generalized local street system for this area has been shown for illustration purposes. CONCLUSION The road network shown in the Thoroughfare Plan provides a transportation system designed to ·meet the land use requirements reflected in the Master Plan. As is the case with any plan, periodic review of the highway system may be necessary. Adjustments may need to be considered subsequent to the completion of the updated Transportation Plan for the Port Huron Urban Area by the Port Huron Urban Area Transportation Study. This Plan will project traffic volumes to the year 2010 and will provide a technical basis for determining specific road segments which will require upgrading to meet future land use and population demands. Preliminary results of this study indicated that several roads within the Township exhibit capacity deficiencies that will need to be addressed as part of future road improvement efforts. Specific roads that require attention include the following: • • • • • • M-136, as far as State Road M-25 (the entire length) Krafft Road between Gratiot and Parker North River Road from State Road to Campbell Road Keewahdin from M-136 to Lakeshore Lakeshore from Krafft to Keewahdin. The road right-of-way and pavement standards suggested here should be followed and applied to new development occurring in the Township. For example, when subdivision plats or site plans are presented to the appropriate local review agencies, planned right-of-way widths should be dedicated and observed. Sufficient setbacks should also be observed so that additional right-of-way requirements can be met clear of obstruction. -94- �METCALf Q RURAL RESIDENTIAL 0 SINGLE FAMILY INFILL COVENTIONAL PLANNED UNIT DEVELOPMENT Q MULTIPLE FAMILY 0 MOBILE HOME PARK (D COMMERCIAL C CONVENIENCE R REGIONAL H HIGHWAY CA RRI GAN @ INDUSTRIAL ~ LANDFILL @ PUBLIC e - RECREATION/OPEN SPACE MAJOR THOROUGHFARES SECONDARY THOROUGHFARES * FOCAL POINTS PLAN MASTER TNIS IUUSTU TIOI tF THE Ju.STU Pl.Al . T05£THEI 'II ITI DTHU IU CIIPTIV! MTEIIAL. VAS ADO,TED IT THE OtAIT£1 TOVISHIP Of FOil WTIOT P-..AIIII& COIIII SSION IESOLUTfOI DI JUIE U . 1990, FORT GRATIOT TOWNSHIP ST. CLAIR COUNTY , MICHIGAN FORT GRATIOT TOWNSHIP PLANNING COMMISSION ,000 zooo Co101uNiTy lOOO PlANNiNG S... - . -,, J. AQG[ftS , Utw:e -95- 4000 & MANAGUIENT ' P. C. UTiCA, MicitiGAN 9 � 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 Fort-Gratiot-Charter-Twp_Master-Plan_1990 Creator An entity primarily responsible for making the resource Charter Township of Fort Gratiot Planning Commission, Fort Gratiot Charter Township, St. Clair County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06 Title A name given to the resource Charter Township of Fort Gratiot Master Plan Description An account of the resource The Charter Township of Fort Gratiot Master Plan was prepared by the Charter Township of Fort Gratiot Planning Commission in June 1990. Subject The topic of the resource Master plan reports Fort Gratiot Charter Township (Mich.) St. Clair 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/ce546f465a84a130a87cf548957b207e.pdf a2b4ec253cfbd33cfb12b3cf5b3f1179 PDF Text Text L L L ,: . ->•• ··. '. L R PLAN FLAT ROCK ■ ■· ■ �MASTER PLAN City of Flat Rock Wayne County, Michigan r ; Prepared by: I I I ~ McKenna Associates, Incorporated Farmington Hills, Michigan r I· January, 1990 [ ! �ACKNOWLEDGEMENTS MAYOR r- Richard C. Jones CITY COUNCIL Cynthia Marion, Mayor Pro Tern Terry Byrd Paul Gagne Timothy Nightingale Sarah Jane Olbrich Kenneth Wrobel I I. \... PLANNING COMMISSION Dennis Mowbray, Chairman Janet Baggett Norvell Barnes Lee Bobcean Daniel Swisz Steven Tallman James Vajen Terry Byrd (former member) L CITY STAFF Larry Dishaw, Director of Building and Safety 1· l_ l. �TABLE OF CONTENTS Table of Contents List of Tables iii List of Maps iii List of Figures iii MASTER PLAN GOALS Introduction POPULATION ANALYSIS General Development Trends Population Characteristics Future Population Growth Population Projections I ! l 1 1 8 8 9 14 17 EXISTING LAND USE Overview Residential Land Use Commercial and Office Land Use Industrial Land Use Public and Semi-Public Uses Transportation Landfi 11 s Vacant Land 24 24 24 24 REGIONAL LAND USE RELATIONSHIPS Overview Planning Relationships to Surrounding Communities Additional Regional Issues 25 25 25 27 HOUSING REVIEW AND ANALYSIS Introduction Age and Condition of Housing Housing Size and Density Value of Housing Projected Housing Demand 29 29 29 19 19 20 20 23 31 32 33 �TABLE OF CONTENTS (Continued) PAGE I l. [ I. I I.. ECONOMIC ANALYSIS Existing Economic Base Industrial Sector Commercial/Office Sector Market Profile Commercial Land Needs Commercial District Profiles Economic Development Trends Conclusions: Potential for Future Growth Fiscal Impact of Economic Growth 34 34 34 34 CIRCULATION ANALYSIS Overview Jurisdiction of Roads Road Classifications Circulation System Deficiencies Opportunities for Improvement Pedestrian Movement 50 50 50 51 53 COMMUNITY AND RECREATION FACILITIES City Administration and Services Public Utilities School Facilities Recreation Facilities 59 59 FUTURE LAND USE Introduction Future Land Use Map Single Family Residential Mobile Home Park Multiple Family Residential Commercial and Office Uses Planned Mixed Use Development Industrial and Railroad Use Parks and Recreation Public Facilities Road Network 72 72 35 36 37 39 42 44 56 58 63 64 65 73 74 76 76 77 78 79 80 81 81 ii �. LIST OF TABLES 1. IL. 2. 3. ' 4. 5. f - i I - 6. 7. 8. 9. 10 . 11. 12. 13. 14. 15. !1. 16. 17. 18. Total Population Population Age Structure Future Age Structure Composition of Labor Force Annual Household Income Educational Attainment Population and Household Projections Land Use Acreage Age of Housing Size of Housing Units• Value of Housing Property Value Trends Value of Classes of Property (1988) Budget History Municipal Facilities Parks and Recreation Facilities Property Inventory Comparison to Standards -- Recommended Parkland Recommended Recreation Facility Standards 8 10 11 13 13 14 18 21 30 31 33 44 46 47 61 65 68 70 LIST OF MAPS I I_ 1. 2. 3. 4. 5. 6. i. '. L Property Value History Budget and Property Tax History i ii . 22 52 54 57 60 83 LIST OF FIGURES 1. 2. !f Existing Land Use Functional Classification of Roads State, County & Local Road Classification Comprehensive Circulation Pl~n Community and Recreation Facilities Future Land Use Map 45 48 �[ MASTER PLAN GOALS l. I I I ' . Introduction This chapter sets forth goals for the Flat Rock Master Plan. These goals resulted from discussion with the Planning Commission, City Council, and department heads. They address the genera 1 deve 1opment of the City, 1and use, housing, the environment, economic development, transportation, community facilities, and recreation. General Goals 1. Neighborhoods: Foster strong, vital neighborhoods to ensure that Flat Rock continues to be recognized as a stable community where families and individuals reside, work, and shop. 2. Master Physical Planning: Maintain complementary land use relationships which promote a harmonious, attractive community; preserve natural resources; promote a sound tax base; and provide for manageable traffic volumes. 3. Property Maintenance: Recognize that the City and its physical resources are dynamic, and aggressively encourage property maintenance and reinvestment. 4. Fiscal Stability: Promote the development of a financially secure community which can continue to provide all necessary services to its residents and businesses in an efficient manner. 5. Land Use: Promote efficient use of the land and encourage assembly and orderly redevelopment if appropriate land use plans are presented for: underdeveloped areas; areas isolated among more intensive uses; or areas which are declining or negatively impacted by nonresidential traffic or incompatible land uses. 6. Planning Innovation and Flexibility: Encourage innovation in land use planning (e.g., Planned Unit Development), where innovation would: more effectively implement the goals set forth in the Master Plan, achieve a higher quality of development than would be possible under conventional regulations, result in better use of 1and in accordance with its character and adaptability, - 1 - �, . result in development that is compatible with surrounding uses, and produce recognizable and substantial benefits for the community. Residential Goals 1. Housing Balance: Strive for a housing balance that enhances the City's image as a high quality single-family residential community, recognizing that most of the City's residences are designed and built for single-family homeowners with children. · Avoid concentrations of other types of housing that would upset this desired balance. 2. Single-Family Neighborhoods: Retain single-family residential areas as secluded and quiet neighborhoods through the promotion of safe and efficient internal pedestrian and vehicular circulation systems, maintenance of citywide public services, and protection from nonresidential encroachment. 3. Housing Choice: I_ I' I !: Seek a balanced housing stock consisting of a range of housing types and price ranges, and particularly encourage the development of lowdensity, high-quality, upscale single-family housing in conventional subdivisions, for which there is an existing need. Provide a sufficient supply of affordable housing alternatives for elderly residents which will encourage them to remain in the community, balancing and diversifying the population. I [_· [ 1· I I I I. 4. Density Relationships: High- and medium-density residential developments should be separated from lower-density developments. Exceptions to this policy would be .where a higher-density residential development serves as a transition between commercial development and lower-density residential development, or where housing of varying densities is contained within a planned development. 5. Multiple-Family Development: Provide for new multiple-family housing primarily as a transitional use to separate non-residential uses from single family development. High- and medium-density housing should be located only where there is access to major thoroughfares, and only where it can be adequately served by public and private services without unreasonable disruption to the level of services enjoyed by other residents. Future multiple-family housing should be constructed of the highest quality materials. Buildings and other improvements should be placed on the site with sensitivity to natural features and the need to create a stable and secure living environment. Maintain the quality of existing multiple-family developments through strict enforcement of City ordinances, security, housing inspections, and beautification promotion. - 2 - �• 6. Housing Maintenance: Encourage housing rehabilitation and require a high standard of property maintenance to perpetuate a high quality of housing among residents. I L. • Economic Development 1. Economic Development Initiatives: Continue to develop and apply economic development tools (such as formation of the DOA, tax increment financing, tax abatements, sharing in the cost of utilities, and special assessment districts) in a prudent and efficient fashion to enhance and maintain a ba 1anced, heal thy mixture of business and industry, provided that such programs are consistent with the overall development and financial goals of the City. 2. Economic Development Incentives: Economic development incentives should be used chiefly to promote development of light manufacturing, research firms, and other types of development which: 1) are compatible with the City's goals concerning protection of residential areas and the environment and, 2) generate new employment opportunities, particularly for residents, and 3) increase the tax base. Commercial Development Goals 1. Central Business District: Recognize the Central Business District as the focus of office, specialty retail activity, and housing in a mixed use setting. 2. Telegraph Road: . Recognize that Telegraph Road north of the railroad tracks is the center of retail activity in the City. Recognize also that Telegraph Road north of the tracks, and particularly north of Vreeland Road is the center of service-type businesses in Flat Rock. 3. Gateway Commerce Center: Develop the Gateway Commerce Center as a regional convention/business center consisting of business, industry, lodging, and other regional-oriented commercial uses. Regional commercial facilities should be located near the freeway and isolated from .nearby residential areas. [ 4. . l Gibraltar Road: -Aside from Gateway Commerce Center, restrict future retail development along Gibraltar Road, but permit office and professional uses to locate along the corridor. 5. Neighborhood Commercial Districts: Restrict future commercial development within neighborhoods, since designated commercial areas on major thoroughfares will be able to supply the convenience shopping needs of all residents. 6. Revitalization of Aging Convnercial Districts: and redevelop aging business structures deteriorating conditions and the aging cycle. I 1. . - 3 - Maintain, upgrade, expand, and sites, anticipating · �,-- ! 7. Planned Deve1opment vs. Li near Shopping Districts: The deve 1opment of planned multi-tenant shopping centers or office buildings should be encouraged a1ong commerci a1 corridors, instead of unp 1anned strip development where one use is located on each parcel. Consolidation of individual uses on separate parcels should be encouraged. 8. Appearance: The design of commercial uses in Flat Rock should reflect thorough and careful analysis of the site and a sincere effort to improve the aesthetic experience. Architecture should be clean and uncluttered, and excessively large or garish signs should be prohibited. Loading and storage areas should be screened, preferably with landscaped screening or a combination or landscaping and walls. Parking areas should be landscaped to provide visual relief to large paved areas. Landscaping and setbacks should generally convey a sense of spaciousness and compatibility with the underlying natural features. Lighting should enhance the appearance of the commercial district. Lighting fixtures should be designed to complement the design of adjoining buildings. Glaring high-intensity lights should not be used in areas where pedestrian activity is desired. 9. Office Development: Provide desirable sites in the downtown area, Gateway Commerce Center,- and along Gibraltar Road for both large and smaller scale office uses which will enhance the City's tax base, be attractively developed, and create employment. Industrial Development Goals 1. Industrial Diversity: Continue to promote diversity in the City's industrial base through recruitment of high-tech, research, light manufacturing, and warehouse uses. 2. Industrial Design Standards. Promote the location of new high technology, research and 1ight industrial parks in attractive settings which will coexist harmoniously with the rest of the community. Future industrial development within planned industrial parks should be encouraged. Planned industrial parks should include an internal circulation system, needed supporting facilities, and adequate land use transitions to other parts of the City. 3. Allocation of Industrial Land. Confine future industrial to designated areas on the east side of the City, where an industrial base has already been established. Since most industries are oriented toward metropolitan Detroit or Toledo, industrial development on the east would minimize the impact on the rest of the City. The only exception to this policy would be where expansion of an existing industry in another part of the City (such ii- - 4 - �,--- I . I ' ,- • 1 as in proximity to Telegraph Road) would provide recognizable benefits, such as new employment opportunities and increased tax base, but would not have a detrimental impact on nearby residential or commercial areas or on the natural environment. I 4. f": [ ["''. Utilities and Public Services: Future industrial development should be permitted only in accordance with the ability to provide required utilities and public services, including public water and sewer services, adequate road construction and maintenance, police and fire protection, and general municipal administrative and regulatory services. The ongoing costs of providing such services should be considered, as well as the costs related to initial construction. Phase out older industrial uses in the center of the City which are incompatible with surrounding uses and the development goals for the area. 5. Obsolete Industrial Uses: Environmental Goals 1. l_ Huron River: Recognize the Huron River as the most significant natural feature in Fl at Rock. Promote development that wi 11: 1) preserve the natural riverfront environment, and 2) maximize visual and physical access to the river for all residents. 2. Protection of Natural Features: Promote the preservation of significant wooded areas, wetlands, and floodplains through the review of development plans, public acquisition of floodplain and other sensitive lands, and utilization of environmentally sensitive areas for storm water control and low intensity uses (such as recreation uses), recognizing a balance must be • achieved between natural resource goals and other planning and development goals. 3. Pollution Control: Continue to encourage land planning, development patterns and effluent treatment techniques which promote energy conservation and minimize noise and pollution of the air, soil, and water. 4. Toxic Waste Sites: Work with the Department of Natural Resources and other appropriate agencies to determine feasible uses for toxic waste sites identified in Flat Rock. Transportation 1. l. [ [: r. ~ .. Transportation Planning: Promote transportation improvements consistent with efficient access to community goods and services, public safety and convenience, and consider the capability of the transportation system to accommodate increased traffic produced by development. 2. The Need for New Roads: Identify locations and work toward installation of new roads where needed to make vacant land accessible for development in accordance with the Future Land Use Plan. - 5 - �3. Right-of-Way Widths: Limit development within the existing or planned rights-of-way as indicated on the Master Thoroughfare Plan. However, recognize that it could be several years before certain rights-of-way are acquired. Therefore, develop flexible guidelines to restrict development within such "long-range" rights-of-way where the estimated implementation is more than 10 to 15 years in the future. 4. Road Hierarchy: Develop a road system that provides access to all parts of the City, yet restricts the use of neighborhood streets by trucks or extraneous through traffic. 5. Roadway Aesthetics: Roadways should be visually pleasing to motorists, pedestrians, and persons who view the roads from adjoining land. Frontage along roads should be amply landscaped. The construction of boulevards or parkways should be encouraged. 6. Pedestrian/Bicycle Transportation: Sidewalks should be required in conjunction with all new construction, following the standard established in the older neighborhoods. Sidewalks should link residential areas with schools, recreation areas, commercial districts, and other attractions throughout the City. Community Facilities 1. Municipal Services: Develop a system of quality municipal services which are responsive and necessary to maintaining the attractiveness and vitality of the City's residential, business, and industrial districts. 2. Maintenance and- Replacement: Provide for system completion, ongoing maintenance, and replacement programs based on a continually updated capital improvement program for roads, street lights, sewers, water mains, and other infrastructure elements. Recreation Goals 1. Level of Service: Provide the maximum level of neighborhood and communityoriented recreation facilities feasible and programs to meet the needs of all residents, within the physical and financial capabilities of the City. r I_ 2. Multiple-Use Concept: Develop the City's recreation system in accordance with the multiple-use concept, whereby the City's two main parks provide a total recreation experience for the entire family. Under this concept, each community park serves a large section of the City with facilities for active and passive recreation, competitive sports, facilities for children and adolescents, and picnic and nature study. 3. Neighborhood Parks: Assure that, as the City develops, adequate land is set aside throughout the City for recreational purposes . As new residential subdivisions are built in the outlying areas of the City, the use of Cityowned properties and school properties as neighborhood parks should be encouraged. - 6 - �r-- i r- I~ [ [ r-· I.~ ~ • . 4. Activities Center: Construct a multi-purpose, community-wide activities center within the City, which would contain indoor recreation facilities, meeting room space, and central programming offices. 5. River Access: Increase public access to the Huron River through acquisition and enhancement of riverfront properties. · 6. Park Design and Landscaping: Enhance the design and aesthetic quality of all local parks, recognizing the significance of parkland to the overall character and public image of the City. 7. Coordination with Other Agencies: Continue to cooperate with ot er public and private organizations, such as the school district and Huron-Clinton Metropolitan Authority, in providing recreation services and facilities to avoid unnecessary duplication. 8. Privately-Owned Recreation Facilities: Encourage privately owned and commercial recreation facilities to locate in the City, provided the type and location of such facilities is consistent with the City's recreation goals. 9. Recreation Facilities Outside the City: Provide expanded access to important recreation resources outside of the City to increase recreation opportunities for City residents. I. 1· 1- I r· [ f [ l-: 1- - 7 - �POPULATION ANALYSIS General Demographic Trends Population growth in Flat Rock generally has followed regional trends over the past four decades. The end of World War II initiated a housing construction boom and subsequent population growth in Flat Rock. Steady growth in population continued into the 1970's, when the pace of housing construction slowed and population growth came to an abrupt halt. As indicated in Table 1, the largest numerical increase in population was recorded in the decade beginning in 1950, resulting in the addition of 2,765 residents, an increase of over 140 percent for the decade. The population continued to increase by over 20 percent in each of the next two decades beginning in 1960 and 1970, reaching a peak of 6,853. Recent population estimates indicate that the population declined by almost five percent between 1980 and 1984. TABLE 1 TOTAL POPULATION I_ I l[__ Year Numerical Change 1,231 1940 1,467 + 236 + 19.2% 1950 1,931 + 464 + 31.6% 1960 4,696 + 2,765 + 143.2% 1970 5,643 + 947 + 20.2% 1980 6,853 + 1,210 + 21.4% 1984 6,522 331 4.8% Bureau of Census, U.S. Department of Commerce. 1984 Estimate: 1984 Population and 1983 Per Capita Income Estimates for Counties and Incorporated Pl aces, Current Population Reports, Local Population Estimates, Series P-26, U.S. Department of Commerce. [ [ Percent Change 1930 Source: [ Total - 8 - �Evidence indicates that residential development and population growth in Flat Rock have been affected by two key factors: economic cycles in the Downriver area and the availability of public utilities. According to Census data, during the relatively strong economy in the 1970's almost 800 housing units were constructed in Flat Rock. In contrast, during the recession in the early 1980's an average of less than four housing units were constructed each year. In recent years, as the regional economy gained strength, a modest increase in new housing construction has been recorded. Population growth has been closely related to the level and cycles of new housing construction. The availability of public utilities has also affected new housing construction and population growth in Flat Rock. In particular, the capacity of sanitary sewer treatment facilities has limited new housing construction. The recent construction of the South Huron Valley Wastewater Treatment Plant in Brownstown Township is expected to expand the capacity of the sanitary sewer system serving Flat Rock, thereby creating new development opportunities. Population trends in Fl at Rock para 11 el the trends recorded in other nearby communities. Brownstown Township, Huron Township, and Rockwood recorded population growth through 1980. Census estimates reveal that the number of residents has begun to decline in each of these communities since 1980. Population Characteristics A review of the age composition reveals that, as a whole, the Flat Rock population is younger than the populations of other communities in Downriver and Wayne County. The 1980 census indicated that the median age of residents in the north part of the City (Tract 5990) was 30.1 years, and the median age of residents in the south part (Tract 5991) was 26.0 years. The median age for the population as a whole was 27.31 years. In comparison, the median age of the entire Downriver population was 29.7 years, and the median age of the population of Wayne County was 29.3 years. In the five closest Downriver communities the median age ranged between 24.8 and 28.7 years. l ii i__-· I_ : Closer review of age statistics reveals that four age groups increased in total number and as a percent of total population between 1970 and 1980 (see Table 2) The 20 to 34 year age group recorded the largest increase, amounting to 962 persons. An increase in the number of children under five years of age was also recorded between 1970 and 1980. The increase in these two age categories reflects the level of new household formation during the 1970's. An increase in residents was al so recorded in the two oldest age categories between 1970 and 1980. The number of residents 45 years of age or older increased by 330 persons, an increase of 24 percent. Residents in this age group account for about a quarter of the total population in the City. The number of school-age children (between the ages of 5 and 19) decreased in total number and as a percent of total population between 1970 and 1980. Whereas this age group accounted for 35.4 percent of the total population in 1970, they - 9 - �~ TABLE 2 I~ POPULATION AGE STRUCTURE r- · I [ [ l· Total Under 5 years 1970 Percent Total 1980 Percent 8.3% 637 9.3% 469 Change 1970-1980 +168 5 to 14 years 1,350 23.9 1,211 17.7 -139 15 to 19 years 651 11.5 606 8.8 - 45 20 to 34 years 1,034 18.3 1,996 29.1 +962 35 to 44 years 772 13.7 706 10.3 - 66 45 to 64 years 1,012 17.9 1,283 18.7 +271 355 6.3 414 6.0 + 59 ! i' .. 65 and older Source: I [_ I. 1· l: t_ Bureau of the Census, U.S. Department of Commerce. constituted only 26.5 percent of the population in 1980, reflecting a decline of 184 persons. A decrease was also recorded in the number of residents between the ages of 35 and 44 years. The decrease in these two age groups reflects a decline in the number of mature families with children in Flat Rock. School enrollment figures indicate little change in the number of school-age children since 1980. The number of children enrolled in the Flat Rock School District has ranged between 1,538 and 1,669 in the 1980's, a variation of only 131 students. Enrollment for the 1987-88 school year is 1,659; enrollment is expected to remain about the same for the 1988-89 school year. Estimates prepared by the Southeast Michigan Council of Governments (SEMCOG) indicate that, as a proportion of total population, the most substantial future increases are expected in the older age categories (see Table 3). By the year 2005, residents between the ages of 45 and 64 are expected to account for 24 percent of the total population, and residents 65 years and older are expected to account for 9.8 percent of the total population. Residents in the 20 to 34 age group are expected to decrease in total number as a percent of total population, from 29.1 percent in 1980 to only 20.7 percent in 2005. To summarize, the SEMCOG estimates forecast a general aging of the population, although in-migration and general population growth is expected to maintain the younger age groups at stable levels. Household Size and Composition. Broad changes in household composition have been observed in Flat Rock in recent years. Of greatest significance is the change in household size, from an average size of 3.6 persons in 1970 to 2.96 in 1980. According to the SEMCOG Small Area Forecast, average household size is expected to decrease to 2.31 persons by 2005. - 10 - �I. TABLE 3 [ FUTURE AGE STRUCTURE 1-· 1980 Under 5 years [I •. I I I L Percent 637 9.3% 774 8.1% Change 1980-2005 +137 5 to 14 years 1,211 17.7 1,423 15.0 +212 15 to 19 years 606 8.8 709 7.5 +103 20 to 34 years 1,996 29.1 1,968 20.7 - 28 35 to 44 years 706 10.3 1,404 14.8 +698 45 to 64 years 1,283 18.7 2,275 24.0 +992 414 6.0 930 9.8 +516 65 and older Source: i Total 2005 Percent Total Bureau of the Census, U.S. Department of Commerce. 2005 Estimate: Southeast Michigan Council of Governments Small Area Forecast, Version 84 The decrease in household size is attributed in part to the trend among married couples to delay or avoid having children. The aging of the population has also affected household size. The proportion of one and two-person "empty-nester" households composed of elderly residents has increased. I I__ II , i I- The type of housing constructed in Flat Rock is another determinant of household size. Approximately half of the almost 800 housing units constructed between 1970 and 1980 were multiple-family units according to Census statistics. As the number of multiple-family units increased, the number of rental units increased accordingly. The 1980 Census reported 757 occupied rental units in the City, or about 32 percent of all occupied units. Most multiple-family housing is designed to accommodate small households. In Flat Rock, the median number of persons per renter-occupied housing unit is about 2.1 persons. The combination of lower birth rates, an aging population, and smaller housing units produced the 22 percent decrease in household size between 1970 and 1980. The decrease in household size has had a substantial impact on total population. If not ·for the influx of residents due to new construction, the decrease in household size between 1970 and 1980 would have resulted in a population loss of 1,015 persons. If the SEMCOG estimates prove accurate and household size - 11 - �decreases to 2.31 persons by 2005, the resulting population loss may be as high as 1,655, based on the current number of households. Migration. The 1980 Census revealed a high rate of population migration in Flat Rock. According to the Census, over 55 percent of the City's households had moved in within the previous five years. In comparison, the Census reported that only about 42 percent of the households in Wayne County as a whole had moved in within the previous five years. r -· l- I The mobility of residents is related to several factors, including the rate of new housing construction, upward mobility, new employment opportunities, and the movement of empty-nester households into smaller homes. Regardless of the causes, the mobility of residents has the effect of accelerating population change. Population migration has had a minor impact on racial composition. In 1970, the Census reported that only four residents out of a total population of 5,683 were black. In 1980, the Census reported 82 black residents in the City, accounting for 1.2 percent of the total population. Employment and Income. The percentage increase in the size of Fl at Rock's resident labor force was much greater than the increase in population between 1970 and 1980, suggesting that a number of households have more than one wage earner. The total resident labor force in 1980 was 3,154 persons, an increase of about 40 percent over the 1970 figure. I The increase in the size of the labor force was accompanied by substantial changes in composition (see Table 4). The percentage of workers employed in precision production, crafts, and repair work decreased from 28 percent to 18.2 percent. During the same period the percentage of workers employed in managerial, professional, technical positions increased to 21. 8 percent, and the percentage of workers employed in sales increased to 7.8 percent. In spite of the shifts in labor force composition, operators, fabricators, and laborers still constitute the largest occupational category, accounting for 25.6 percent of the total resident labor force. On the whole, household and family income has continued to increase over the years, resulting in a substantial increase in middle and .upper-middle income categories. Between 1969 and 1979 the proportion of households making more than $25,000 per year increased from 5.6 percent to almost 35 percent (see Table 5). The proportion of residents in lower income categories decreased accordingly, although there appears to be a core of lower income residents. In both 1970 and 1980, the Census revealed that slightly over eight percent of all households had an annual income of less than $5,000. The percentage of households in the $5,000 to $14,999 income category decreased from over 57 percent to only about 20 percent of all households. At any rate, the continued increase in income of most households has widened the income gap between the most and least affluent households over the years. - 12 - �I TABLE 4 COMPOSITION OF LABOR FORCE Occu12ation Number Managerial, professional, technical Sales 1970 1980 Percent Number 382 17.7% 590 21.8% 109 5.0 211 7.8 !. Administrative support 300 13.9 385 4.3 f Service 235 10.8 304 11.3 Precision production, craft, repair Operators, fabricators, l_aborers 605 28.0 491 18.2 529 24 . 4 690 25.6 4 0.2 28 1.0 1-1 Other I TOTAL Source: 2,164 Percent 2,699 Bureau of the Census, U.S. Department of Commerce. TABLE 5 ANNUAL HOUSEHOLD INCOME Wayne Count~ Flat Rock Number f, Percent Number 1979 1979 Percent Percent 8.4% 14.5% Less than $5,000 116 $ 5,000 to $14,999 815 57 . 1 462 19.7 26.5 $15,000 to $24,999 415 29.1 653 27.8 24.3 $25,000 to $49,999 76 5.3 940 40.1 29.6 5 0.3 93 4.0 U.S. Department of Commerce, Bureau of the Census. 5.1 I I .· 1969 $50,000 or more Source: 8.1% - 13 - 198 �l . Education. The educational status of Flat Rock residents substantially improved between 1970 and 1980, according to the Census (see Table 6}. The percentage of residents over the age of 25 who completed high school increased from just 56.2 percent in 1970 to 73.2 percent in 1980. Based on high school completion, the educational attainment of Flat Rock residents exceeds that of residents in the County as a whole or the region. TABLE 6 EDUCATIONAL ATTAINMENT (Residents Over 25 Years of Age} Wayne County Flat Rocle Years of School Completed Number Percent Number Percent Percent Elementary School 2,401 86.1% 3,552 95.7% 89.6% High School 1,567 56.2 2,715 73.2 61.4 397 167 14.2 6.0 1,015 406 27.3 26.1 10.9 11.1 College 1 to 3 years 4 years Source: 1970 1980 1980 U.S. Department of Commerce, Bureau of the Census. Residents of Flat Rock also improved their college-level educational status in recent years. The percentage of residents who completed one to three years of college education increased from 14.2 percent in 1970 to 27.3 percent in 1980. The 1980 Census further reported that 10.9 percent of Flat Rock residents had completed four years of college. In comparison, 11.1 percent of all residents in Wayne County had completed four years of college. l I[_ Future Population Growth The level of growth of Flat Rock's population will be determined chiefly by four sets of variables: 1. Physical Parameters. Several physical variables will affect future population growth in Flat Rock, including the amount of vacant land available for residential development, the zoning restrictions placed on such land, the capacity of the sanitary sewer system, and the type of housing that is constructed in the future. - 14 - �~ 1- I [ l " • 2. Regional Economy. The economic health of the region is the most significant external variable that affects population growth in all Detroit metropolitan communities. · 3. Characteristics of the Existing Population. Characteristics of the population, such as the age structure and propensity to move will affect population growth in Flat Rock. 4. Preferences of Residents. Existing and prospective residents' preferences in terms of a living environment will have an impact on population growth. The type and affordability of housing, characteristics of the environment, and availability of public facilities and services affect people's desire to live in a community. Each of these sets of vari ab 1es are discussed in detail in the fo 11 owing paragraphs. Physical Parameters. Vacant land area on which new housing units can be constructed is a key variable that determines the absolute maximum population, or holding capacity, of the City. An existing land use survey completed by SEMCOG in 1980 indicated that 1,150 acres of vacant developable land remains in the City. In addition, there are 1,726 acres of land used for agricultural purposes. A comparison between the existing land use and future land use maps reveals that approximately 850 acres of the vacant land are designated for single-family development, and approximately 300 acres are designated for multiple-family development. Currently, there are 2,369 housing units which occupy 631 acres of residential land in Flat Rock. Therefore, on the average, each housing unit occupies 11,602 square feet of land. If the remaining single-family acreage is developed at the same density as existing residential development, then another 3,191 single-family units could be built in the City. It is likely that multiple-family development will occur at a higher density. At a relatively low density of eight multiplefamily units per acre, a total of 2,400 additional multiple-family units could be constructed of the remaining vacant land. I Based on an average of 2. 96 persons per househo 1d from the 1980 Census, the maximum population of Flat Rock if all residential lands are eventually developed is calculated to be about 23,400 persons. This estimate does not account for possible rezoning of single-family residential land to permit higher density development. Such rezoning would increase the holding capacity of the City. Equally important, these estimates do not take into account the capacity of the sanitary sewer system. This is a major physical parameter that could substantially reduce the City's holding capacity. Regional Economy. The regional economy is largely beyond the control of the City and its individual residents, but it has a tremendous impact on population growth. The general state of the economy and regional patterns of growth and development are related external variables that work in conjunction to affect population growth. - 15 - �f"" I Cycles in the economy have been cited as one of the key determinants of population change in Michigan, because of the effect of the economy on migration patterns. In general, a lackluster economy results in a reduction in the number of families that purchase new homes or relocate. Thus, a poor economy tends to preserve the status quo or, as observed in certain Downriver communities in recent years, may result in a reduction in population. During times when the economy is strong, regional patterns of growth determine the population growth of individual communities. Although most analysts believe that the regional center of growth and development is farther to the north in metropolitan Detroit, the Downriver economy has grown substantially stronger since 1984. Recent newspaper reports have documented a "new surge in residential development tied chiefly to the economic revival." 1 Demand fueled by the Mazda plant plus $1.7 billion invested in other major industrial developments in Downriver in recent years are cited as key reasons for the upswing in new housing construction. If the economy continues to rebound, it is likely that Flat Rock will eventually experience demand for new housing, provided that public utilities have the capacity to serve such development. Characteristics of the Population. The earlier review of SEMCOG forecasts revealed that the number of mature households is projected to increase over the next twenty years. However, in-migration and general population growth is expected to maintain the younger age groups at stable levels. The increase in residents over the age of 45 portends smaller household size, which is an important consideration with regards to future population growth. A fr act i ona 1 increase or decrease in househo 1d size can make a difference of hundreds in total population. SEMCOG projections for the year 2005 call for an average household size of 2.31 persons in Flat Rock, compared to an average size of 2.96 persons in 1980. As noted earlier, if the SEMCOG projections prove accurate, the effect of household size alone could range between 1,655 and 2,270 persons by the year 2005 depending on the total number of households. I. Residents' Preferences and Perceptions. Variables related to people's preferences in terms of housing and the environment in which they live will affect population growth. Residents have been drawn to Fl at Rock by a variety of features, including the availability of nearby employment, the character of the community, well-maintained public facilities, proximity to the Lake Erie and other recreation opportunities, and the convenience of being located along 1-75. L The ability of the City to maintain these qualities will affect the stability of neighborhoods, and accordingly, the growth in population. Maintaining quality housing, good public services, and other qualities of the community becomes increasingly difficult as neighborhoods and housing ages. Continued investment in maintenance and replacement by the City and individual property owners will be required. [ 1 Jack A. Seamonds, "Downriver ripples with new housing plans," The Detroit Free Press, March 20, 1987, sec. J, p. 1. - 16 - f .. L �I I . l. . ' [ . People's preferences in terms of type of housing will also affect future population growth. Single-family detached housing is predominant in Flat Rock at the present time. However, the successful development of multiple-family housing in the 1970's revealed a latent demand for a greater variety of housing types. The construction of additional multiple-family housing would increase the total number of housing units that could be built in the City. However, as noted earlier, households occupying multiple-family homes are typically much smaller than those occupying single-family homes. Population Projections Current population statistics indicate that the rate of population growth in Flat Rock has levelled off. According to Bureau of the Census estimates, the population may have actually declined between 1980 and 1984. The information presented on the previous pages reveals a number of events that could generate add it ion al population growth in future years. These events include continued growth of the local economy and increased capacity of the sanitary sewer system. It is not likely that large scale housing development will occur in Flat Rock in the near future. In spite of the successful economic development initiatives taken in recent years, statistics reveal that the overall direction of growth in the region is not toward the Downriver area. While many communities in Oakland, Macomb, and Washtenaw Counties have gained population in recent years, 1984 Census estimates reveal that all except two Downriver communities lost population since the 1980 Census. It would be reasonable to expect that recent economic development initiatives will sustain a modest level of population growth in Downriver. The most precise population projections for Flat Rock and other communities in the region have been prepared by SEMCOG as a part of its Version 84 Small Area Forecast. The small area forecast is based on local land use plans and policies, modified to account for sewer service, protection of environmentally sensitive lands, planned transportation improvements, and similar considerations. The SEMCOG projections indicate a 38.4 percent increase resulting in a total population of 9,486 for Flat Rock by the year 2005 (see Table 7). This increase is projected even though the number of persons per househo 1d is expected to decline from 2.96 to 2.31. Thus, the net increase of 2,633 residents must be attributed to the projected increase of 1,792 households. Review of these projections reveals the importance of accurate estimates of household size. If household size were to remain steady instead of decrease, the population could exceed 12,000 persons by the year 2005, assuming that the number of households increases as projected. The SEMCOG estimates are based on a healthier rate of growth than in the recent past. Between 1970 and 1980, an average of 77. 8 housing uni ts per year were constructed in Flat Rock. The pace of construction slowed to about 3.4 units per year in the 1980's. Over the 18-year period beginning in 1970 an average of [ L. - 17 - �r ·- l. . 44.7 housing units per year were constructed each year. In contrast, the SEMCOG estimates call for construction of an average of 86.8 units per year over the next twenty years. TABLE 7 POPULATION AND HOUSEHOLD PROJECTIONS Percent Change 1980 - 2005 1980 1990 2005 Population 6,853 7,661 9,486 +38.4% Households 2,314 2,731 4,106 +77 .4 2.96 2.81 2.31 -22.0 Persons per Household Source: Southeast Michigan Council of Governments Small Area Forecast Version 84. [ - 18 - �EXISTING LAND USE Overview [. l. I' · Early development in Flat Rock was oriented in relation to three primary transportation axes: Telegraph Road, Gibraltar Road, and Huron River Drive. At one time, Telegraph Road (US-24) was the major north-south transportation route in southeast Michigan, linking Detroit and communities farther to the north with Toledo. The heavy volume of traffic on Telegraph Road provided a healthy market for an assortment of retail and services businesses that were developed in a random pattern along the corridor. In Flat Rock, Telegraph Road near the Huron River became the "main street" of the central business district (CBD). The CBD eventually expanded to encompass about 12 to 15 blocks, generally east of Telegraph Road. Telegraph Road consisted of primarily retail uses, whereas the rest of the CBD contained a mixture of service, institutional and residential uses. Some of the oldest housing in the City is interspersed with the commercial and inst itut i ona 1 uses in the CBD. A sma 11 neighborhood of older single family homes also exists adjacent to and east of the CBD. Patterns of additional early residential growth were prescribed by the other two primary axes noted above, Gibraltar Road and Huron River Drive. The largest single family neighborhood in the City developed in a large triangular area bounded by Gibraltar Road on the north and Huron River Drive on the south. Huron River Drive was developed by residents who desired more substantial custom-built homes on large lots in a semi-rural setting. A second concentration of early residential growth occurred northwest of the CBD along Huron River Drive. In addition to the large lot development facing onto Huron River Drive, a small riverfront subdivision was developed north of the CBD. A fourth major transportation axis -- the railroad -- also affected the early development and general form of the City. The general pattern of commercial and residential development was split diagonally by the railroad line, demarcating the north boundary of the CBD. The northwest part of the City developed at a slower rate than the rest of the City, possibly because the tracks "cut off" the northwest from the businesses and institutions in and near the CBD. : I... r I The basic pattern of development described in the previous paragraphs was in place in 1970, when the previous master plan was completed. In more recent times, the development of the City has been affected most significantly by access to I-75 , the major north-south corridor in Michigan and the United States. The Gibraltar Road interchange created opportunities for regional-oriented development on the east side of the City. Mazda is the most prominent example of such development. Concurrently, Telegraph Road's role as a regional transportation corridor declined. Accordingly, much of the recent commercial development along Telegraph Road has been oriented toward a local market, rather than toward travellers. Some o1der businesses have become obsolete because of the reori en tat ion of the Telegraph Road market. - 19 - ,. L �,. Aside from the I-75 access and reorientation of the Telegraph Road commercial district, in recent years Flat Rock's land use profile has changed because of the construction of new types of housing. The City's predominantly single family housing stock has been diversified with the construction of mobiles homes and apartments during the 1970's. Although the City recorded a few major developments in the 1970's and 1980's, almost half of the land in Flat Rock remains vacant. Thus, the opportunity still exists to shape the City to the form desired by residents and community leaders. A more detailed review of each type of land use follows. Residential Land Use The amount of land used for residential purposes increased by about 130 acres, or about 21 percent, between 1970 and 1988 {see Map 1 and Table 8). Currently, about 754 acres, or approximately 17.5 percent of the total land area, is used for residential purposes. Much recent residential development has consisted of multiple family and mobile home construction. Multiple family complexes occupy over fifty acres of land, most of which is on the south side of Gibraltar Road, west of Cahill Road. The huge Deerfield Estates mobile home park occupies over 120 acres of land east of Telegraph Road, at the northern entrance to the City. I_ The most recent large scale single family development occurred in the southeast part of the City off of Olmstead Road, where a 280-lot subdivision was constructed in the 1970's. Scattered large lot single family development also occurred recently along various roads, such as Huron River Drive, Arsenal Road, and Cahill Road. The continued development of scattered large lot single family homes indicates the demand for such housing still exists. Development of single family subdivisions has been hindered because of, among other reasons, the lack of sewer capacity and insufficient access to vacant lands. Three broad areas are suitable for single family development but are not currently accessible via public. road: in the center of the City, north of Gibraltar Road; in the southcentral part of the City; and, in the northwest corner of the City. Commercial and Office Land Use The amount of land allocated for commercial and office use increased by over 50 acres between 1970 and 1988, an increase of almost 82 percent. The 1988 land use survey revealed that about 112 acres of land are currently used for commercial purposes. - 20 - �I • • TABLE 8 LAND USE ACREAGE Acres 1970 Change 1970-1988 Acres Percent Acres 623.7 14.7 754.0 580.3 51.8 122.0 17.5 13.5 1.2 2.8 +130.3 + 20.9 Commercial Retail Office 61.4 1.4 111.7108.9 2.8 2.7 2.6 0.1 + 50.3 + 81.9 Industrial 56.0 1.2 410.3 9.6 +354.3 +632.7 Public and Semi-Public Schools, Municipal Buildings, Religious Institutions Parks and Recreation Utilities 256.0 6.0 207.8 4.8 - 48.2 - 18 . 8 153.9 52.2 1.8 3.6 1.2 0.04 Transportation Street Rights-of-Way Railroad 482.1 11.3 530.1 323.5 206.6 - 48.0 -10.0 2,789.7 65.4 2,110.2 -679.7 -24.4 Residential Single Family Multiple Family Mobile Home Park Vacant Landfi 11 s . 1988 Percent Percent Sources: 163.8 12.3 7.5 4.8 49.3 3.8 (1) November 1988 Land Use Survey by McKenna Associates, Incorporated. (2) Comprehensive Community Plan, City of Flat Rock (March 1970) The most substantial commercial development in recent years occurred along Telegraph Road, north of the railroad tracks. With the construction of Kmart shopping center and various other nationally-recognized businesses, the north Telegraph business district has become the center of retail activity in the City. The central business district is a secondary node of specialty retail and office activity. Based on recent development patterns, continued business development on the remaining Telegraph Road frontage and redevelopment of obsolete businesses can be expected. Gibraltar Road also has the potential of developing into a commercial node, benefitting from access to 1-75. Strict adherence to adopted planning policies will be required to prevent strip commercial development that is common adjacent to many freeway interchanges. - 21 - �" / ,. ' _/ ;;::::- 1:..··., \"~? / /j ;:_.: r-7) 0 - ~ ~~~ ~ '\ ·,,<<h ·7__ . Wl .l,__\e_ CAl'IL[TOH ,, ,, " ,,,, . ,,,,--- ----L___ If---_ - 'I ., ,, ,: \1 1' I '1 ,,,, ,, 1, \' ' .... . ,,. H~W~tRG ,,,, \\ ,, 'I LEGEND □ SINGLE FAMILY RESIDENTIAL MULTIPLE FAMILY RESIDENTIAL B MOBILE HOME PARK ~ RAILROAD COMMERCIAL UTILITIES OFFICE PUBLIC & SEMI-PUBLIC INDUSTRIAL PARKS & RECREATION LANDFILL ■ VACANT EXISTING LAND · USE ■ ■ ■ ■ ■ CITY OF FLAT ROCK ■ ■ ■ WAYNE COUNTY ■ . MICHIGAN ■ ■ ■ ■ m north ,c,lo ...~~-~-I:.:::!._. . .:l: :~ ~i: I MAP 1 M!eKenna Associates, Incorporated Community Planning • Urban Design Farmington Hills, Michigan �r. : ' L. Industrial Land Use ! ~ Industrial land use recorded the largest percentage increase of any land use since 1970. The allocation of an additional 354 acres of land for industrial use represented a 633 percent increase over the 1970 industrial land use figure. The 1988 land use survey revealed that about 10 acres of land are currently used for industrial purposes. The most significant industrial construction during the past two decades was the Mazda manufacturing facility (formerly a Ford plant). The construction of this facility marked a reorientation of industry in Flat Rock, toward 1-75 instead of Telegraph Road. The facility also set a new standard for industrial design in the City. Little growth was recorded in Flat Rock's older industrial district near the City center during the past two decades. Older industries along the railroad and Telegraph Road were developed at a time when environmental planning issues were of minor importance in industrial districts. Consequently, inadequate parking, buffering, and screening of outside storage areas are common problems. The size and configuration of the sites themselves do not meet the needs of modern Industry. Based on recent development patterns, continued decline of the older industrial district can be expected. The opportunity exists to develop new light manufacturing, research, and warehousing uses on the east side of the City, where there is convenient access to 1-75. Light industrial development is proposed in the Gateway Commerce Center. Also, planned industrial park development would be an appropriate transitional use to buffer existing and new single family development from the railroad and Mazda. Public and Semi-Public Uses I I I The amount of land allocated for public and semi-public uses decreased by about 48 acres between 1970 and 1988, a decrease of almost 19 percent. The 1988 land use survey revealed that about 208 acres of land are currently used for public and semi-public purposes. The overall decrease is attributed chiefly to a decrease in the amount of land owned by the Huron-Clinton Metropolitan Authority (HCMA) The 1970 survey indicated the about 147 acres were owned by HCMA. I. l 1· i I IL '\ _ The amount of land occupied by schools, municipal buildings, and religious institutions actually increased over the past two decades . New buildings constructed during this period include the Flat Rock municipal building, several churches located along Gibraltar Road and Huron River Ori ve, and the senior citizens building in the central business district. The most significant transition in the public and semi-public land use category over the past two decades involved the general movement of such uses out of the CBD to larger sites elsewhere in the City. - 23 - �Transportation The amount of land allocated for transportation uses decreased by about 48 acres between 1970 and 1988, a decrease of about 10 percent. The 1988 land use survey revealed that about 530 acres of land are currently used for transportation purposes, including street rights-of-way and the railroad. The overall decrease is due to loss of the airport, which occupied about 57 acres according to the 1970 land use survey. The amount of land occupied by street rights-of-way increased by a small amount, reflecting the construction of new subdivision streets and the widening of certain rights-of-way. Landfills The 1988 land use survey revealed that 164 acres, or almost four percent of the City's total land area is occupied by land that was formerly used as landfill. There are two such landfill sites in the City: The former Ford Motor Company landfill on the east side of Hall Road, between Vreeland and Gibraltar Roads, and The landfill site located on the west side of Arsenal Road at the City's northern boundary. The land occupied by these former landfills apparently cannot be used in the foreseeable future. Of far greater significance is the impact these landfills have on development of adjacent lands. Vacant Land The 1988 land use survey revealed that 2,110 acres, or about 49 percent of the City's total land area remains undeveloped. There are . four broad undeveloped areas in the City: in the northwest corner, between Inkster and Arsenal Roads, in the central part of the City, north of Gibraltar Road and west of Cahill Road, in the southcentral part of the City, south of Gibraltar Road extending to Huron River Drive, and in the southeast corner of the City, in the southwest quadrant of the I75/Gibraltar Road interchange. In addition, opportunities for development exist on vacant lands along the river, and on scattered vacant sites fronting on various thoroughfares. - 24 - �-' I' ' ,--- I •. • REGIONAL LAND USE RELATIONSHIPS Overview Flat Rock is a part of the sub-region known as "Downriver." This sub-region extends approximately seventeen miles along the Detroit River, from Detroit to Huron River. Downriver contains some of the most intensively developed industrial land in southeast Mi chi gan. A recent SEMCOG report characterized the northernmost Downriver communities as follows: From north to south, the corridor is a series of blast furnaces, coke ovens, oil tanks, chemical plants, and similar industrial structures, alternating with such extensive land uses as coal piles, slag heaps, and chemical waste ponds. The overall image of the Downriver area as an intensively developed industrial region is not stt:ictly applicable to southernmost communities, such as Flat Rock. Although Flat Rock has large scale industrial development, such as the Mazda plant and the Grand Trunk rail classification yard, the City also has hundreds of acres of land that are vacant or used for agriculture. These vast undeveloped areas provide Flat Rock and other southern Downriver communities with the opportunity to implement a new land use pattern that redefines the Downriver image. Indeed, the master plans for the southern Downriver commun it i e.s propose a range of complementary land uses, with an uncustomary emphasis on housing, commercial facilities, recreation, as well as the traditional industrial uses. Although most of the City has been subject to the intensive industrial development that characterizes the northern Downriver communities, the City has not been completely insulated from the impact of industrial development in the region. A recent report identified four sites in Flat Rock that are contaminated with toxic industrial wastes. These site include the Michigan Environmental Services Company waste oil transport, treatment, and recycling facility; Huron Quarry Sanitary Landfill; Mand P Landfill; and, Erving and Vivian Brown Landfill. Planning Relationships to Surrounding Communities [_ l .. The City of Fl at Rock is surrounded by seven communities: Huron Township, Brownstown Township, Woodhaven, Rockwood, South Rockwood, Berlin Township, and Ash Township. Following review of the land use and adopted master plans of surrounding communities, two general observations can be made: 1. The past and expected future pattern of land use in Flat Rock should not deter adjoining communities from achieving their 1and use objectives. Furthermore, the proposed pattern of development in surrounding communities - 25 - i . �,· '; ' .,_ [-- . does not appear to be in conflict with desired land use development in Flat Rock. iI L_ 2. Coordination of future development in adjoining communities would achieve benefits in terms of urban design and the efficient use of public utilities. [ . The -following analysis explores the land use relationships with adjoining communities in greater detail. [ The Northern Border. Brownstown Township and Woodhaven adjoin Flat Rock on the north. Brownstown Township's master plan calls for single-family development between Inkster and Arsenal Roads, and a combination of multiple-family and mobile home park uses between Arsenal and Peters Roads. This pattern of development is compatible with the adjoining land use and zoning in Fr at Rock, which indicates a combination of single- and multiple-family land use west of Telegraph Road, and mobile home park use east of Telegraph Road. [ I_ Woodhaven's master plan specifies light and heavy industrial use between Peters Road and I-75, north of Vreeland Road. This pattern of development is compatible with the adjoining General Manufacturing and Railroad Industrial zoning classifications, which accommodate the Mazda plant and Grand Trunk rail classification yard in Flat Rock. The Eastern Border. I-75 provides a substantial buffer between Flat Rock and Brownstown Township, the adjoining community to the east. The master plan for Brownstown Township specifies single- and multiple-family uses south of Vreeland Road. Commercial development is proposed for the intersection of I -75 and Gibraltar Road. Planned unit development and light industrial use is indicated for land south of Gibraltar Road. i I_ L. The evolving land use pattern in Flat Rock is consistent with Brownstown Township's master plan in that land around the interchange is proposed for intensive, planned mixed use development in both communities. Consequently, the opportunity exists to create a full-service commercial/office/lodging district to meet the needs of travellers along I-75 as well as residents in surrounding communities. Because· of the physical separation provided by I-75, the compatibility of adjoining land use is of less importance north and south of the Gibraltar Road interchange. The Southern Border. Flat Rock is bordered by four communities on the south: Rockwood, plus three communities across the Huron River in Monroe County. The river itself and the heavy vegetation along its banks provides a buffer between Flat Rock and communities to south. Nevertheless, the single-family development pattern in the south portion of Flat Rock is consistent with a similar adjoining pattern of development in communities to the south. The Western Border. Huron Township adjoins Flat Rock on the west. The master plan for Huron Township specifies park use south of the Huron River, and singlefamily development north of the river. - 26 - �'·· <. r-- • This pattern of development is consistent with the adjoining pattern of existing and zoned development in Flat Rock. The zoning map indicates single-family and industrial use south of the river along the western boundary. In spite of the existing zoning, ownership patterns indicate that industrial-zoned land adjacent to Huron Township will eventually be developed as parkland by the Huron-Clinton Metropolitan Authority. Single-family development is the predominant land use north of the river in Flat Rock. Additional Regional Issues In addition to the immediate impact from land use in adjoining communities, there are a number of planning issues which relate to the broader metropolitan area. These issues are analyzed in the following pages. Regional Patterns of Growth. The strength of the regional economy and the patterns of regional development will affect the pace of future development in Flat Rock. Housing construction trends provide one measure of the impact of the patterns of regional growth on local communities. New housing construction occurred at a steady pace in most communities in southern Downriver during the 197O's. The recession in the early 198O's brought housing construction to a virtual halt. As the economy rebounded, housing construction resumed, but at a modest pace compared to construction in other parts of the region. Statistics indicate that the overall current direction of growth in the region is not toward the Downriver area, but is focused more toward communities to the north and west. Evidence indicates that steady growth of the Downriver economy is continuing, however. For example, Downriver housing sales in 1987 outpaced housing sales in the state as a whole, increasing by 8.7 percent over 1986 sales levels. Other reports have documented over $1.9 billion in industrial investment since 1984. Should this pattern of economic growth continue, Flat Rock is wellpositioned to benefit. A recent report prepared by the Downriver Planning Group 2 made the following observation: "It is clear that Downriver development is moving in a westward direction; consequently, development south of Pennsylvania is now centered somewhat west of 1-75." Proximity to 1-75. Flat Rock has direct access to 1-75, which has been described as the state's most important industrial corridor. 1-75 provides Flat Rock with access to industrial and commercial centers in southeastern Michigan and Ohio. Furthermore, the direct freeway access provides industries in Flat Rock with transportation savings, an expanded labor market, and an expanded market area in general. The large volume of traffic along I-75 also represents a potential market for Flat Rock retail businesses. Traffic counts taken in 1986 indicate that about 43,800 vehicles travel on 1-75 in the vicinity of Gibraltar Road during an average 24-hour period. 1 Downriver Planning Group, Analysis of Regional Projects and Development Opportunities, 1988. - 27 - �r· Regional Utility Systems. The South Huron Valley Waste Control System is a major regional utility which has had a substantial impact on growth in the southernmost Downriver communities. Prior to construction of a $34 million wastewater treatment plant which was completed in early 1988, development was held up because of inadequate capacity of the sanitary sewer system. With completion of the treatment pl ant, development is expected to resume, in particular to address the latent demand for housing in Flat Rock, and the nearby communities of Gibraltar, Woodhaven, Brownstown Township, Huron Township, Van Buren Township, and South Rockwood. Regional regional because regional Activity Centers. Certain activity centers in Flat Rock have a imp act, because of the market served, the level of employment, or of the services provided. The three principal existing or roposed activity centers in Flat Rock are as follows: - Mazda Vehicle Assembly Plant. The Mazda plant contains 2,700,000 square feet of floor area and provides employment for approximately 3,500 persons. The Mazda plant is credited with being the catalyst for a additional industrial development in Downriver, as well as creating demand for housing in nearby communities. I - Gateway Commerce Center. The Gateway Commerce Center is a planned mixed used development located south of the Mazda Assembly Plant, adjacent to I-75. If implemented as planned, this 300-acre development will be a regional center of economic activity. Retail and restaurant uses are planned near to Gibraltar Road, research and office uses farther south, and industrial uses in the southernmost portions. - Grand Trunk Railroad Classification Yard. Because of its function, the Grand Trunk rail classification yard has a regional impact. The classification yard is an important infrastructure requirement for large-scale manufacturing facilities which receive and deliver shipments throughout the country by rail. Metropark Development. Although no d·eve loped Metropark land is actua 11 y 1ocated in Flat Rock, the Oakwood and Willows Metroparks in Huron Township have the potential of creating a regional impact. In 1987, over 185,000 vehicles entered these two parks. Plans call for continued development of the parks, including the provision of winter sports, pedal boats, put-in-take fishing, additional golf course development, picnic areas, and campgrounds. Employment would increase to 25 full-time and 135 part-time employees. Upon completion of these improvements in 10 to 15 years, the two parks are expected to generate over 400,000 vehicle trips per year. This level of activity is likely to have a spillover impact on adjoining communities, generating increased traffic on access roads and possibly expanding the market for retail businesses. - 28 - �HOUSING REVIEW AND ANALYSIS I • Introduction I Even though Flat Rock is a relatively small community, it contains a broad variety of housing types: - Older, wood-frame housing is located near the City center, primarily east of Telegraph Road. - Newer conventional single family neighborhoods are located south of Gibraltar Road, east of the City center. - Large lot single-family development in rural-like settings is located along Huron River Drive, Arsenal Road, Cahill Road, and other roads which extend into the sparsely-developed portions of Flat Rock . - Cottage-type dwellings are located along certain segments of Huron River Drive, providing residents with the recreational benefits of living on the riverfront. - Higher density multiple-family housing is located in various locations, generally in proximity to the major roads, such as Gibraltar and Telegraph Roads. I l. - Mobile home development is located in the north end of the City, east of Telegraph Road. According to the 1980 Census and more recent SEMCOG building permit statistics, there are approximately 2,390 housing units in the City. There are 763 occupied rental units, or about 32 percent of all occupied units. In comparison, about 33.5 percent of all occupied housing units in Wayne County as a whole are rental units. Housing construction during the 1970' s increased the proportion of rental housing in the City. Approximately half of the almost 800 housing units constructed between 1970 and 1980 were multiple-family units according to Census statistics. In contrast, although there has been very little housing development in the 1980's, single-family development has been predominant. Almost 80 percent of the housing units for which building permits have been issued in the 1980's have been single-family units. Age and Condition of Housing L: Housing age statistics reveal that the period of greatest growth in Flat Rock was over thirty years ago (see Table 9). More homes were constructed in the 1950's -- over 700 units -- than any other decade in Flat Rock's history. Furthermore , over 60 percent of all housing units were constructed prior to 1960. The pace of housing construction remained steady in the 1960' s and - 29 - �1970's. The units constructed during these two decades account for about 39 percent of all housing units in the City. L TABLE 9 l AGE OF HOUSING Construction Period Cit~ of Flat Rock Percent No. of Units 1.1% Wayne County Percent 2.1% 1980 - 1987 27 1975 - 1980 304 12.7 3.9 1970 - 1974 354 14.8 5.9 1960 - 1969 267 11. 2 11.6 1950 - 1959 705 29.5 22.7 1940 - 1949 289 12.0 22.2 1939 or earlier 445 18.6 31.5 I I L 2,391 I Source: Bureau of the Census, Department of Commerce. 1980-1987 Figures: Southeast Michigan Council of Governments. l I. r I. A combination of two factors -- the recessionary economy and inadequate sewer capacity -- dampened the pace of housing construction in the 1980's. Building permits for only 27 housing units have been issued during the past seven years. These 27 units account for about 1.1 percent of all housing units in the City. Although Flat Rock has a high proportion of older housing units, the housing stock in Wayne County as a whole is even older. Over 76 percent of all housing units in Wayne County were built prior to 1960. However, the rebound in housing construction in the 1980's has been stronger in Wayne County than for Flat Rock. Units built during the past seven years account for 2.1 percent of all housing units in Wayne County as a whole. In spite of its age, housing in Flat Rock is in generally good condition. The need for repair and rehabilitation is evident in the older neighborhood surrounding the City center. Conditions which contribute to the deterioration of housing in this area include the age of the housing, the impact from encroaching non-residential uses, and the conversion of some homes originally designed for single-family use into multiple-family dwellings or commercial uses - 30 - �! L .. Housing deterioration is also evident along certain roads where large lot single-family development has occurred in a somewhat discontinuous pattern. Development in these fringe areas consists of a variety of housing designs and styles, constructed at different periods of time in accordance with different construction standards. Homes, outbuildings, and yards on some of the parcels in these areas have not been consistently well-maintained. Generally, housing in most other neighborhoods in Flat Rock is in good condition. However, the majority of the housing stock exceeds thirty years of age. Typically, this is the age at which the need for major repairs and replacement become apparent. Thus, maintenance of the housing stock will be increasingly important in future years. Housing Size and Density Housing size in Flat Rock is about average for Wayne County. The median size of owner-occupied housing is 5.8 rooms in Flat Rock, compared to 5.7 rooms for the County as a whole. The median size of renter-occupied housing is 4.0 rooms in Flat Rock and 4.3 rooms in Wayne County. As indicated in Table 10, almost half of the housing units in Flat Rock have five or six rooms. In comparison, about 54 percent of the housing units in Wayne County as a whole have five or six housing units. TABLE 10 SIZE OF HOUSING UNITS No. of Rooms l. I.. I I•• 1 2. 3 4 5 6 7 8 or more Source: Cit~ of Flat Rock No. of Units Percent 32 29 163 464 663 489 358 165 1.3% 1.2 6.9 19.6 28.1 20.7 15.2 7.0 Wavne County Percent Oakland Count~ Percent 1.4% 2.7 8.6 13.6 29.6 24.3 10.8 9.0 0.6% 1.8 7.9 15 .1 22.4 20.5 13.2 18.5 Bureau of the Census, U.S. Department of Commerce (1980 Data) Although Flat Rock compares favorably with the rest of the County in terms of housing size, homes are somewhat larger in the developing northern portion of southeast Michigan. In Oakland County, for example, the median size of owneroccupied housing is 6.2 rooms. Almost a third of all housing units in Oakland County have seven or more rooms. - 31 - �The highest density of single-family residential development in Flat Rock is in the conventional subdivisions near the City center and south of Gibraltar Road. The gross density of development in the subdivision located south of Gibraltar Road and east of Evergreen Road is about 4.2 units per acre. The gross density is about 3.5 units per acre in the single-family neighborhood east of Telegraph near the City center, and in the subdivision located east of Olmstead and south of Gibraltar heed. Aside from the scattered residential development on agricultural lands, the lowest density of single-family development is along such roads as Huron River Drive, Arsenal, Vreeland, Cahill, and Woodruff. Lots in some linear subdivisions along these roads typically range between one-half and one acre in size. Most parcels along these roads are not within platted subdivisions, and consequently they range in size from less than an acre to five or more acres in size. It appears that land along these roads may have once been divided for use as narrow strip farms. Along Huron River Drive, though, it appears the land has been divided to maximize the number of parcels with access to the riverfront. Higher density multiple-family development has occurred in a few locations along major roads in Flat Rock, for example, on the south side of Gibraltar Road, Vreeland Road near Telegraph, Olmstead Road in the south part of the City, and off of Telegraph Road. Multiple-family development consists of predominantly two-story apartments and townhouses, constructed at an average density of 15 units or less per acre. Value of Housing According to the 1980 Census, a majority of homes in Flat Rock have a value of between $40,000 and $59,999 {see Table 11). About 28 percent of the homes have a value of less than $40,000, and about 18 percent have a value of $60,000 or more. This assessment is based on the values specified by homeowners themselves. The housing values reported on the 1980 Census may be outdated, based on recent reports. A recent newspaper report on the Downriver housing market stated: "Nowadays, buyers are snatching up homes as fast as sellers can pack their dishes in boxes. In fact, Downriver recorded the biggest sales gain of any Michigan region during the first half of 1987 ... "3 I L The report further indicated that the increased demand for homes has produced a substantial increase in average sales price. The average sales price in the Downriver area was $42,422 in 1982. The average sales price reported for 1987 had increased to $54,083. Real estate analysts further report that a higherpriced homes constitute a larger share of the total sales. 3 r- Joe Hoshaw Jr., "Home buyers set rapid pace," The News Herald Newspapers, September 9, 1987, sec. p. 1. L - 32 - �l. . TABLE 11 VALUE OF HOUSING 1980 Value Range r· City of Flat Rock No. of Units Percent 23.6% 14.4% 25.1 37.2 31.9 777 54.4 22.0 25.8 $60,000 - $99,999 236 16.5 13.8 20.9 $100,000 or more 17 1.2 3.3 7.0 Less than $20,000 40 $20,000 - $39,999 359 $40,000 - $59,999 2.8% Wavne Count~ SMSA Percent Percent Source: Bureau of the Census, U.S. Department of Commerce (as reported by homeowners on the 1980 Census) Projected Housing Demand The projections set forth in the Population Analysis indicate that the population of Flat Rock is expected to increase by 2,663 residents to 9,486 by the year 2005. At the same time, the average househo 1d size is expected to decrease to 2.31 persons. To accommodate a net population increase of residents, an additional 1,792 housing units would have to be constructed by the year 2005. If the existing proportions of renter and owner-occupied housing is maintained in the future, then 573 of the projected 1,792 housing units will be rental units, and 1,219 will be owner-occupied units. Required residential land area can be computed using average densities of 15 units per gross acre for rental units and 3.5 units per gross acre for owner-occupied housing. Accordingly, a total Jand area of 386 acres is needed to accommodate the projected demand for housing by the year 2005. Sufficient land area exists in various locations throughout the City to accommodate this need for residential housing. For example, vacant developable acreage exists north of Gibraltar Road and west of Cahill Road, west of Arsenal Road on the west side of the City, and north and south of Woodruff Road in the southeast part of the City. The land in these areas is appropriately zoned for residential use. - 33 - L.,. �ECONOMIC ANALYSIS Existing Economic Base l. l_ The economic base in Flat Rock consists of chiefly two components: the industrial sector and the commercial/service sector. The industrial sector serves a regional market, and draws employment from throughout southeast Michigan. In contrast, the commercial/service district serves principally local residents and trave 11 ers a1ong Telegraph Road. Characteristics of these two components of the economic base are described in the following paragraphs. Industrial Sector I_ I· l. I_ r· I Based on total employment, volume of production, and similar criteria, the industrial base in Flat Rock is dominated by the Mazda Motor Manufacturing (USA) Corporation, which is located at the I-75/Gibraltar Road interchange. The Mazda plant contains about 2.7 million square feet of floor space, and employs about 3,500 people when at full production. Full production capability of the Mazda plant is 240,000 vehicles. Flat Rock contains a variety of other, smaller industrial-type concerns, many of which have been in operation for several years. These include Flat Rock Metals, Scheel Concrete, AAA Sign Company, Flat Rock Bagging Company, and Astro Oil. Most of these industrial facilities are located on the west side of the City, in proximity to the Telegraph Road corridor. The Grand Trunk rail classification yard is also a major industrial/transportation facility. This classification yard serves industry throughout southeast Michigan. The classification yard is located on the north side of Vreeland Road, just over a half mile west of I-75. Commercial/Service SectorThe commercial/service sector in Flat Rock consists of three districts: the downtown area; the linear commercial district along Telegraph Road, north of the railroad tracks; and, the linear commercial district along Gibraltar Road, extending from I-75 to downtown. The businesses in these three districts provide basic necessities. However, residents must shop outside of the City for certain goods and services, particularly if they desire a broader selection of comparison goods. Also, certain specialized services, such as the services of a stockbroker or medical specialist, must be acquired outside of the City. Numerically, service-type businesses and retail businesses are predominant in Flat Rock's commercial/service sector. About 40 out of a total of 149 existing businesses provide some type of service. Service businesses include beauty and barber shops, dry cleaning establishments, car washes, video rental, vehicle repair shops, heating and air conditioning service establishments, and similar uses. i_ - 34 - �Retail stores account for 36 of the businesses in Flat Rock. Convenience retail uses are predominant, accounting for almost half of all retail uses. Convenience goods are those that are consumed on a daily basis, such as groceries, drugs, and hardware items. About thirty percent of a11 retail businesses of fer comparison or "shopper" goods. Comparison goods are purchased less frequently and usually only after people have compared prices and quality of competing stores. Examples of comparison goods businesses in Flat Rock include the auto dealerships, the lumber company, the floor covering store, and the paint store. Flat Rock also contains seven specialty retail establishments, accounting for about twenty percent of all retail uses. Specialty retail establishments include gift shops, a tack shop, bait and tackle shops, and a mobile home supply business. In addition to service and retail businesses, other major categories of business in Flat Rock include offices and restaurant-type uses. A total of 26 office uses are located in the Flat Rock commercial/service districts. Most offices are occupied by banks, insurance agents, attorneys, and medical practitioners. i. Restaurant-types uses include full-service restaurants, fast food establishments, and bars. There are 19 restaurant-type uses located in Flat Rock. Other types of businesses located in the commercial/service sector of Flat Rock include hotels/motels (4 establishments), equipment rental businesses (2), public uses (1), and recreation uses (2). Ten vacant commercial buildings or storefronts are presently located in Flat Rock. Market Profile According to data compiled by Urban Decisions Systems, the retail market located within a five-mile radius contains 25,411 households with a total population of 73,957. 4 The median annual household income is estimated at $36,731. I_ _ l By 199~, the number of households in the market area is projected to increase to 26,741 and the population is expected to increase to 75,717. The median annual household income is expected to increase substantially, reaching .$46,166 in 1992. These projections indicate that, although the number of households and total population is expected increase by a modest amount, the purchasing power of residents is expected to increase substant i a1ly. Thus, based on income projections alone, there is strong potential for expansion of the retail sector in Flat Rock. 4 Source of market data: Urban Decisions Systems, Inc., as reported in Gateway Convnerce Center, a market study prepared by Rainmaker Holdings, Inc., January 1988. - 35 - �I I ' I. I • · The market study for the Gateway Commerce Center revealed that t~ere is market support for specific types of retail stores in the trade area. These conclusions are based on a random survey of residents in the trade area that was conducted as a part of the market study. I.. · The survey found that, due to the limited range of shopping facilities in the trade area, a majority of residents shop at malls or shopping.centers outside of the trade area for non-grocery items. Southland Mall in Southgate is the most popular shopping center, frequented by 43 percent of residents in the trade area. l. The market survey found that many residents would be willing to change their shopping habits in favor of new retail facilities that offer better selection, better services, or more competitive prices. In particular, the survey found that development opportunities are best for certain services (such as tax preparers, cleaners, and eye care), clothing stores, general merchandise stores, a large hardware store, a department store, recreation services (such as a movie theater or bowling establishment), and full-service restaurants. Commercial Land Needs The income data presented above can be used to calculate the purchasing power of residents and the amount of retail space needed to serve the trade area population. Data collected by the U.S. Census indicates that about 39 percent of all personal income is spent on retail goods, with about ten percent spent on durab 1e goods and about 29 percent on nondurable and convenience goods. Accordingly, the potential retail sales volume generated by residents in the trade area is estimated as follows: Durable Goods: Nondurable Goods: $123,016,620 356,748,200 Total Potential Retail Sales Volume: $ 479,764,820 Retail floor area requirements are calculated by dividing the sales volume estimates by sales per square foot information for existing businesses. Information concerning sales per square foot are provided by the Urban Land Institute in its annual publication Dollars and Cents of Shopping Centers, the U.S. Census, and various local economic development publications. Based on these sources the average sales per square foot is estimated to be about $125 for comparison goods and about $225 for convenience goods businesses. Based on these averages, the retail floor space needed to serve the 1992 trade area population is estimated to be 10,278,722 square feet. I.. A general standard for retail uses is that the total site area should be about four times the gross building area. Based on this ratio, the land area needed to accommodate the future commercial needs of residents in the trade area is about 240 acres. Since only about 112 acres of land are allocated for commercial use in Flat Rock, according to the 1988 land use survey, the opportunities for future growth of the commercial sector appear strong. This trade area need, however, will be addressed partially by commercial facilities in surrounding communities. - 36 - �. Commercial District Profiles North Telegraph Road Business District. Analysis of the distribution of businesses reveals that the City's three commercial/service districts serve different functions and markets. The linear commercial district along Telegraph Road north of the railroad tracks appears to be the primary focus of retail activity in the City. Retail, service, and restaurant uses are predominant in this district. The quality, character, and size is as important as the actual number of businesses in this district. North Telegraph Road is Flat Rock' s newest commercial/service district, containing regional and nationally-recognized businesses located in modern-looking buildings on spacious sites. The combination of generally attractive surroundings and modern marketing techniques increase the appeal of this district. Of the three commercial/office districts 1ocated in the City, north Telegraph Road generates the greatest amount of economic activity. Downtown Flat Rock. Compared to the north Telegraph Road district, downtown Flat Rock contains almost twice as many businesses, including almost twice as many retail and service uses. However, the level of economic activity in the downtown area does not match the level of activity along north Telegraph Road, for the following reasons: I- I. !I - l... - The downtown business district was developed several decades ago. Many buildings and businesses have not been modernized or updated in recent years. - The downtown area was initially planned intensively-developed, compact district. buildings are small. Modern standards call street parking, and much larger buildings merchandise. with the intent of creating an Lots are shallow and narrow, and for spacious lots with ample offto contain a greater variety of - The economic impact of the downtown area is dispersed among several streets, including Huron River Drive; Gibraltar Road, between Division Street and Tel~graph Road; Seneca Street; and Telegraph Road, between the river and the ra i1 road tracks. The economic imp act of downtown businesses is further dispersed by _the presence of non-commercial uses, including homes and churches, in the business district. A report completed in 1976 cited these and similar concerns about the central business district. 5 Among the conclusions stated in CBD Report are the following: 5 Norman L. Dietrich Associates, P. C. , City of Flat Rock CBD Report, April, 1976. - 37 - �There is no smooth continuous east/west through traffic flow in the study area. - The number of streets and alleyways that segment the CBD are a deterrent to sound commercial growth. - There is no separation of through traffic, local traffic, and shopper traffic. - The Huron River has been neglected as an important resource and focal point in the central business district. - The center of gravity for commercial growth in the central business district is along Telegraph Road with a small nucleus at Telegraph and Huron River Drive. - The Telegraph Road frontage has many of the problems associated with typical strip development, such as excessive signage, fragmented facades, and lack of any real identity or sense of place. - The mixed use area has within it the basic framework for sound development. - Where possible, more intensive residential developments should occur within or on the fringe of the central business district. Many of the concerns cited in the CBD report have been addressed in the intervening· years~ The visual appearance and pedestrian environment were improved through implementation of a streetscape program. Construction is nearly complete on a new senior citizens housing complex on Telegraph Road in the heart of the central business district. Nevertheless, because of certain inherent constraints, downtown Flat Rock accommodates many comparatively small specialty retail and service businesses which do not depend on a steady or large volume of customers or sales for their livelihood. For example, several businesses in the downtown area operate on an appointment-only basis, and some service businesses have little or no walk-in trade at all. 1.- The downtown does stand apart from the City's other commercial/service districts because of the number of office uses. Twenty office uses are located in the downtown area, many of which are located in redesigned homes. Offices for attorneys, medical practitioners, insurance agents, and real estate agents are well-suited for downtown Flat Rock, because these businesses do not create a severe traffic or parking demand. In summary, the evolving development pattern suggests that the economic health of downtown Fl at Rock depends on a mixture of reta i1 , service, office, and residential uses. Gibraltar Road Business District. The third commercial/service district, along Gibraltar Road between 1-75 and downtown, consists of mostly service-type businesses, such as service stations, vehicle repair, video rental, and a selfservice auto wash. - 38 - i. i . L., �Businesses along Gibraltar Road are dispersed over a two-mile distance. The commercial uses are widely separated by the more predominant residential and institutional uses and vacant land along Gibraltar Road. The quality of commercial development along Gibraltar Road varies considerably. A gasoline service station and a Ford auto dealership--both well-maintained, viable operations -- anchor the district at the east end. New development proposed for the Gateway Commerce Center is expected to generate additional high quality, regional-oriented development near 1-75. I I- Elsewhere along corridor, businesses appear to be less viable, and the buildings and grounds are rundown in appearance. The only shopping center along this section of Gibraltar Road is dated in appearance, lacks adequate landscaping, and exhibits signs of inadequate maintenance. Economic Development Trends Various local, regional, and national trends affect current and future growth of the commercial and industrial sectors in Flat Rock. The potential impact of major economic trends is described in the following paragraphs: 1. General Growth Patterns in Downriver. The general direction of growth in Downriver indicates that the opportunities for economic growth in Flat Rock will be strong. A recent analysis of regional projects and development opportunities found that a significant band of development is taking shape in the central third of the Downriver area, generally along the 1-75 corridor. 6 A recent newspaper report further noted that "The Downriver is growing to the south and west, thanks largely to affluent families looking to build new homes instead of buying existing ones." 7 As the leading edge of development in the region continues to expan_d to the west and south, proposals for new development can be expected in Flat Rock. i-i 2. Growth in the Trade Area. Aside from regional growth patterns, the projections cited earlier in this chapter indicate there is inherent growth in the Flat Rock trade area. Modest increases in the number of residents and households are projected, but a substant i a1 increase in the average hous.ehold income is expected. This inherent growth in the trade area creates the opportunity for steady expansion of the local economy. ,1 I i t__ 6 Downriver East-West Trunkline Studv, vol. 1987. 7 Curt Smith, "Burgeoning Communities Record Housing Bonanza," The News-Herald, December 28, 1988, p. 10-A. - 39 - 2 - Data Inventory, November 20, �'· r· L 3. Changes in the Methods of Reta i 1i ng. Methods of reta i 1i ng have changed dramatically since the time when downtown and many isolated businesses were constructed. Modern retailing standards call for much larger inventory than in the past, spacious sites with off-street parking, and high-visibility. These changes in retailing affect the viability of older businesses and business districts, particularly the central business district, which is now better-suited as a specialty retail and office district. Even older businesses along Telegraph Road north of the railroad tracks are experiencing intense competition from the newer businesses. Consequently, continued redevelopment of i so 1ated obsolete reta i 1 businesses can be expected along Telegraph Road. 4. Changes in Industrial Processes and Industrial Development Standards. Industrial operations have changed substantially in the past two decades, creating growth opportunities and rendering certain industrial operations obsolete. Small industrial plants on cramped sites in the heart of the City fail to meet the standards of modern industries. In terms of function, most small and medium-size industries no longer rely on rail transportation. Modern industries are concerned about image, availability of space for loading/unloading, availability of space for expansion, and isolation from incompatible residential or commercial uses. Most new industrial development occurs in planned industrial parks. Studies have shown that Downriver has failed to keep up with the needs of modern industry, as reflected in the fact that Downriver contains only 12 percent of all industrial parks in southeast Michigan. This development void provides an opportunity in Flat Rock to develop industrial park facilities that meet the needs of modern industries. ; l ·- 5. Growth in the Service Sector. Increasingly, industrial commodities are being replaced by knowledge-based and information-based services as the most critical components in the national economy. The result of this trend is the growth of the service sector, including such businesses as information processing, transportation, communications, insurance, financial services, accounting, l ega 1 counseling, management consulting, advertising, design services, real estate, marketing, and so forth. The growth of the service sector creates opportunities for development of office-oriented businesses, which are not currently well-represented in the local economy or Downriver as a whole. 6. Computerized Technology. The widespread introduction of computerized technology is creating new operating procedures for business organizations. The most apparent impact of computer technology is to automate low-skilled work. Computer technology also permits remote management, so that the production of services need not take place where the services are consumed or used. As a result, certain clerical and other functions normally associated with management need not be located in the same high-rent office district as the administrative offices. The relatively low cost of land in Fl at Rock could meet the requirements for such computer-1 inked office functions. r· Ii - 40 - �' L. 7. Proximity analyzing center at following to Metro Airport, Detroit, and Toledo. In recent market studies the potential demand for a suite hotel and executive conference the Gateway Commerce Center, Pannell, Kerr and Forster cited the locational factors in favor of such facilities: - Proximity to Detroit Metropolitan Airport, Accessibility to the entire Detroit metropolitan area via I-75 or I-275, - Accessibility to Monroe, Toledo, and locations farther south. These same 1ocat i ona l factors favor the deve 1opment of other types of commercial, service, and industrial facilities in Flat Rock. For example, retailers are beginning to realize that by locating their warehouse near the I-75/I-275 interchange they have direct access to all parts of the metropolitan area. Similarly, industrial suppliers located in the Flat Rock area can serve industries in both Detroit and Toledo. I. I !' . In recent years, the lack of adequate sanitary sewer 8. Sewer Capacity. capacity has hindered economic growth in Flat Rock and surrounding communities. This constraint was removed with the completion of the South Huron Valley Wastewater Control System, also called the "minisewer," which serves Flat Rock, Brownstown Township, Gibraltar, Huron Township, Woodhaven, and South Rockwood. 9. Free-Trade Agreement. According to economic analysts, the recently approved Free-Trade Agreement (FTA) between the United States and Canada offers the potential for substantial economic growth in southeast Michigan, including the Downriver area. According to one report, 10,000 jobs could be created in southeast Michigan as a result of the FTA. The report further stated that "proximity to Canada, and cost of land will make the I-75 corridor attractive to businesses that want to capitalize on the FTA. The Gateway Commerce Center, in particular, could benefit from the FTA if the impact is as widespread as predicted. 10. Spin-off Effect of Mazda. Flat Rock has yet to realize the full spin-off effect from Mazda, resulting from the construction of small manufacturing facilities by suppliers. The benefits of Mazda's presence has been felt by several surrounding communities, such as Rockwood, where Mazda suppliers have located. The potential for additional spin-off benefit from Mazda exists in Flat Rock, provided that industrial park facilities are available to accommodate the manufacturing concerns. [[ [ r I,_ 11. Catalyst Effect from the Senior Citizens Building. Completion of the senior citizens residence could be a catalyst that generates new growth in downtown Flat Rock, in contrast to the longstanding pattern of development in the outlying areas of the City. Besides providing a market for some types of retail stores and service businesses, the building provides a new, modern image for downtown. Frequently, a development of such magnitude induces other property owners and businesses to update their facilities or operations. - 41 - �Conclusions: I Potential for Future Growth Potential for Future Commercial and Office Development. The analysis presented in this chapter indicates that strong potential for future commercial and office development exists in Flat Rock, as the population, number of households, and total income in the trade area continues to increase. Research cited herein reveals that the Flat Rock trade area is currently underserved in terms of retail facilities, based on comparison with other communities. The potential for further commercial growth is also reflected by survey research, which revealed that residents of the trade area travel several miles to major shopping centers to do much of their shopping. Many residents indicated they would be willing to change their shopping patterns if competitive, quality retail facilities were constructed nearby. In summary, it appears that the strongest need is for community-oriented shopping centers and services. As such development occurs, it is expected that the particular function, or market niche, of each commercial district will become better defined. North Telegraph Road is expected to retain its status as the primary retail and service district in the City. The downtown area is expected to develop as a mixed use center of office development and specialty retail. The function of the Gateway Commerce Center is 1east we 11-defi ned at the present time, a1though the potent i a1 exists for regionally-oriented retail, office, lodging, and light industrial development. As one of the main entranceways to the City, the Gibraltar Road frontage west of Olmstead Road would be best-suited for low-intensity office development. Offices would be compatible with adjacent institutional uses that have been developed in recent years, and would provide a good buffer between the road and existing or future residential development on the interior. Potential for Future Industrial Development. Prior to construction of the Ford plant, industrial development in Flat Rock was limited to a variety of small operations located near the center of the City, generally adjacent to the railroad tracks. The construction of the Ford plant and then Mazda dramatically altered the industrial profile of the City. The attributes that attracted Ford and Ma~da to locate in Flat Rock would be equally attractive to other industries. Industrial developers cite five major consideration which determine suitable industrial locations: transportation, labor supply, energy and other utilities, availability of land, and public policy. Additional considerations that are relevant when selecting a specific site include the topography and soil conditions, the direction and composition of population growth, and the types of industries that are expanding or moving into the area. The following analysis reveals that, when measured in terms of these considerations, certain portion of the City are well-suited for industrial development. - Access to Transportation. The primary industrial location determinant is convenient access to freeway transportation. Research has shown that over three-quarters of all land developed for industry is located within 2.5 miles of an interstate freeway interchange. A freeway location provides industries - 42 - �with substantial transportation savings, access to In expanded labor market, and an expanded trade area. Immediate access to 1-75, which has been described as the state's most important industrial corridor, was clearly one the major locational determinant for Ford and Mazda. Heavy industries in the City also benefit from the Grand Trunk railroad facilities. [ I - Labor Supply. The availability of a trained labor force is an industrial need that can be met by the Downriver labor force. According to the 1980 Census, a greater proportion of people in Downriver are employed in manufacturing-about 37 percent-than in any other sub-region in southeast Michigan. In addition, industries in Flat Rock have access to the trained labor markets in more urbanized communities nearer to Detroit and Toledo. - Energy and Utilities. Industry requires a reliable supply of energy and adequate utility services, including water supply and sanitary sewer service. Detroit Edison provides electrical service to the City, and natural gas is supplied by Michigan Consolidated Gas. As noted earlier, the limitations caused by inadequate sewer capacity were resolved with the completion .of the South Huron Valley Wastewater Control System, also called the "minisewer." The City of Detroit water system currently serves the City. - Ava i 1abi 1i ty of Land. The need for 1arge amounts of 1and, both for the initial construction and for later expansion, has been cited as one of the key reasons that industries have moved out of urban core areas. Large industrial sites are needed that are suitable for construction and free from drainage problems. Several hundred acres of vacant land on the easterly side of the City could potentially be used for industrial development in Flat Rock. Three genera 1 areas have been identified as being particularly well-suited for industrial development: I. Another manufacturing/heavy industrial use would be appropriate for the former Ford Motor Company industrial plant on Gibraltar Road at I-75. 2. Light industrial, research, and warehousing uses would be appropriate in the Gateway Commerce Center industrial park. 3. Light industrial, research, and warehousing uses would also be appropriate as a buffer along Hall Road and Vreeland Road, to separate future residential development from Mazda and the Grand Trunk railroad yard. - Public Policies. Research in recent years has documented the relationship between public policies and the ability to successfully operate a business or industry. Public policies with the greatest impact on industry in Flat Rock are reflected in the adopted planning and zoning standards. Review of these documents reveals that the City has set aside sufficient land to accommodate industrial growth. Further evidence of favorable public policies include the City's actions to allow Mazda to locate into the City, and creation of a Planned Unit Development ordinance and tax increment financing authority to facilitate establishment of the Gateway Commerce Center. I. ! I I. - 43 - �r-- I . 1 .• 1··I l,·, . This analysis indicates that conditions are conducive for industrial growth in Flat Rock. Vacant lands on the east side of the City are best-suited to the locational requirements of industry because of the immediate access to 1-75. Reuse of the vacant Ford Motor Company p1ant for heavy industry would be appropriate, but other industrial lands would be better-suited for light industrial, research, and warehousing uses. t Fiscal Impact of Economic Growth Property values pro vi de one of the best measures of economic growth. As indicated in Table 12, Flat Rock experienced rather substantial decline in property values from 1982 through 1986. Total State Equalized Value (SEV) dropped from a high of $152.4 million in 1982 to $79.2 million in 1986, a decline of about 48 percent. TABLE 12 PROPERTY VALUE TRENDS Year ,i .. ($000,000) Percent Change 1989 $84.9 1988 81.8 + 2.3 1987 79.9 + 0.9 1986 79.2 -11. 3 1985 89.3 -10.7 1984 100.0 -32.6 1983 132.7 -12.9 1982 152.4 + 5.5 1981 144.5 Source: - 3.8% 1988 Annual Report, City of Flat Rock. As indicated in Figure 1, the decline in the total value of property parallels the decline in the value of industrial property during the same period. Most of the decrease in value of industrial property can be attributed to the shutdown of the Ford Motor Company plant. Because of tax abatements, the construction of Mazda did not restore property levels to their former level . - 44 I I l. �;---- ~ 140 110 ililllllllii::11111:::1i 100 90 0 ::) ....J < > 80 • ·1:1 ■!l~ll!ill!~Ji!!III~~ 111:11111111111~ Hlil!il iilillii!ilili!ll!Hiii!!iii!j:iiM 1 70 @ 60 en en w en en < / 1 0 ~ w . ·•·•·•·•·'.-'.i;:ft._ 120 0 - --- ~I iiiiil lil ilil!l!l l!II i iili!I ill 130 -g - r-~-- 50 40 30 20 10 11 1:11 :i;::r ::;I !II l!'-1!1!1.1!1111111111111~ Ii I JI::;;;:: 1 .; ti !lilil iilillillllll!i II ll•l~\IIIH:111 Iii :11111.l i I iH!ilil li:·11:li i H ;:1:1: 111111111 ::1 illHi 1:111:: 1 1 1 HI 11 :i ;: il!ilil !il i :111:1 i : ilili Ii iIilJH I IIll!! II1: -liliilllilliiilil!i!lilllll ili!IJl;liilllllll■Hllil i lil il . ,;;:. ;•::: :::;:; liiiililll ii lliiiil i i ::::.::~:::::::w !/i~i!; N ·········· .....•.·· :•:•:•:•.•:•:•:•:•:•.•···· •.·.·.•,:.·.·······•:•:•:• •:•:•:•:•: ···············• •:•:•:•:•:•:•:•:•:•:•:•:• 0 TOTAL ASSESSED VALUE ••••••••••••••••••••• •••••••••• ••••••••••••••••••••••••• •••••••••••••••••••••••••• 1980 1981 1982 1983 1984 . . • --~ . . 1985 :• ::::::::: ; ; :•'❖"❖'❖ '❖'•·············· ············· ·················· :::::••.•••• •.!.•-•'• •••• ••'• ••••••••••• •' ·:::• .:....::: 1986 COMMERCIAL ASSESSED VALUE INDUSTRIAL ASSESSED VALUE ················ UTILITY ASSESSED VALUE 1987 1988 PROPERTY VALUE HISTORY CITY OF FLAT ROCK RESIDENTIAL ASSESSED VALUE Figure 1 Source: City Assessment Record �rI.. , r- ~ • ! I,_ The slopes of the lines in Figure 1 depicting total assessed value and industrial assessed value are very similar, reflecting the impact of industry on the economic well-being of the City. During the nine-year period covered in Figure 1, the assessed value of residential, commercial, and utility properties remained nearly level. · [-_ l_- The impact of various classes of property on total land value is indicated in Table 13. Residential real property accounts for greatest proportion of the total equalized value, about 57 percent. According to the 1988 land use survey, residential land uses occupy 17.5 percent of the total land area in the City. A large proportion of the vacant lands in the City, however, are also considered residential properties for the purposes of tax assessment. TABLE 13 VALUE OF CLASSES OF PROPERTY (1988) r Equalized Value of Real and Personal Property ($000) I I- Commercial Industrial Residential Utility Source: $18,717 8,739 40,409 3,049 Class Value as a Percent of Total SEV 26.4% 12.3 57.0 4.3 Records of the City Assessor Commercial real and personal property accounts for the next highest proportion of the total equalized value, about 26.4 percent. Commercial land uses occupy about 2.7 percent of the total land area. Thus, commercial uses provide a fairly high return in comparison to the amount of land occupied. i ' l·-· [__ [ : The return is not nearly as great for industrial uses, which account for 12.3 percent of the total equalized value.· Even though industrial uses currently account for about half as much of the state equalized value as commercial uses, industrial uses occupy almost four times as much land area. Given current conditions, the figures in Table 13 indicate that industrial land use is the least cost-efficient use of land in the City. This assessment does not take into account other benefits from industry, though, such as job creation and state generated funds. The decline in property values and tax revenues has forced the City to reduce expenditures and limit the expansion of public services. Table 14 and Figure 2 indicate the irregular year-to-year changes in the general fund budget, a result of the adjustments made necessary because of declining property tax revenues. The largest percentage decrease in the general fund budget, a decrease of 17.1 percent, was recorded in 1983. The budget declined in every year except - 46 - �one between 1983 and 1987. a 10.4 percent increase. This decreasing pattern was reversed in 1988 with TABLE 14 BUDGET HISTORY Year General Fund Budget Percent Change 1989* $2,500,575 + 2.2% 1988 2,445,910 +10.4 1987 2,215,498 - 2.9 1986 2,280,531 - 1.3 1985 2,309,476 - 1. 2 1984 2,282,014 + 2.8 1983 2,218,856 -17.1 1982 2,676,665 +18.7 1981 2,254,5~4 - 1. 7 1980 2,293,228 Source: Treasurer, City of Flat Rock * 1989 Estimate by Williams, Herbert &Jocks l l [ r 1, I In summary, largely due to the decline in industrial property values there was a subsequent substant1al decrease in tax revenue. The loss in revenue imposed severe constraints on the normal operations of the City, caused by cutbacks in the budgets~ The pattern of decreasing tax revenues and budgets was finally reversed in 1988. The analysis presented in this chapter indicates that opportunities for continued economic growth exist, particularly in the following areas: - Commercial growth is expected to occur in three locations: along Telegraph Road, downtown, and in the Gateway Commerce Center. Telegraph Road north of the railroad tracks will continue to develop as the primary retail and service district in the City. A mixture of specialty retail, office, and service uses, as we 11 as resident i a1 deve 1opment is expected downtown. Because of its location adjacent to I-75, regionally-oriented planned mixed use development is most appropriate for Gateway Commerce Center. - 47 - �r -·} r~ I ·1 ,- -- ·---, ,--·--; !7 --i ~ .. . •,~i ,. r-- .-,. i , ::-~---1 2,800 - - - - - - ~ 2,600 2,400 "'11.:111111::1•1111111 2,200 : i: 2,000 1,800 _ 0 0 0 fh 1,600 1,400 • i I• 1•:1 •11:11•: :1• 1!!•• !II!! ! 1:1 •: I 1 •:1 ll!il 1■1~1111111111111! 1J!Ji!l l lil !il !lil <C _J _J •.iH•.•··••1~;;1 1••1!•1;~·T· r· 1·r·· 1· 1 '' 1,200 11 •n mrnm 11• 1•11111:1 !I•11• il!l!I!! 11 •1111,::r Ii 111 !l!lllll!il!llll!IJ•liiw 0 0 :11 .1Biilllllilllillil!illi11!1il•!l!ll!l!l•!!llllll■ll!l-llli•l1illl ( /) a: :: 11•:Hli:lll!l !I! 1,000 800 600 400 200 0 1980 1981 1982 1983 1984 1985 1986 1987 1988 1'989 BUDGET AND PROPERTY TAX HISTORY e ·1TY OF FLAT ROCK Figure 2 Source: City Treasurer �- In addition to downtown, which serves as the current office center for Flat Rock, office development would be appropriate in the Gateway Commerce Center and along Gibraltar Road, west of Olmstead Road. The development of welldesigned and lands caped office uses along Gibraltar Road would create a pleasing entranceway to the City. From a land use perspective, office uses would be more compatible with surrounding residential and institutional uses than strip commercial development. - Future industrial development would be suitable in three general locations. Because of the design and location of the building, the former Ford Motor company industrial plant on Gibraltar Road at I-75 is the single most prominent opportunity for manufacturing/heavy industrial development. Light industrial, research, and warehousing uses would be appropriate in the Gateway Commerce Center i ndust rial park and al so as a buffer along Ha 11 Road and Vreeland Road, to separate future residential development from Mazda and the Grand Trunk railroad yard. I l [ I ' . l- ,. l.· [ [ r-l. r· - 49 - �CIRCULATION ANALYSIS I- Overview The local network of streets and thoroughfares is of vital importance for the overall well-being of the City and its residents. The most basic function of local streets is to provide a circulation system by which people and goods can move within and through the City. Roads and road rights-of-way also provide locations for public utilities, such as water, sewer, gas, electric, and telephone lines. Roads provide the means by which emergency and public services are delivered to residents. Road rightsof-way provide locations for landscaping and parking along commercial strips. Most important, the road system establishes the basic form and character of the City. As described in the Existing Land Use component of this plan, the development of the City has been shaped by the location or, in some cases, the absence of transportation corridors. The impact of Telegraph Road on commercial development is particularly evident. While early commercial development was concentrated in a central business district near the riverfront, commercial development in more recent times has occurred in strips along the full length of Telegraph Road. At the same time, the absence of roads in the central and northwestern portions of the City has resulted in little or no development in these areas. In summary, because the local road network serves many functions, this network has a significant impact on the local economy, character, environmental quality, development, and the overall well-being of the City. It is important, therefore, to identify and understand deficiencies in the circulation system, and to prepare alternatives to address those deficiencies. Jurisdiction of Roads The roads within the City of Flat Rock are under the jurisdiction of three agencies: the Michigan Department of Transportation (MOOT), the Wayne County Office of Public Services, and the City of Flat Rock. State Trunkline System. The state trunkline system serves as the regional road network for the City and County. MOOT has jurisdiction over this system, which in Flat Rock consists of I-75 and US-24 (Telegraph Road). Although MOOT oversees planning and major improvements to the trunkline system, it contracts with the County for general maintenance services. A more complete description of this regional network follows: - I-75 is the primary north-south freeway through the region, providing a link to the Detroit and Toledo metropolitan areas as well as locations farther north and south. This highway has been described as the state's most important industrial corridor. In Flat Rock, an interchange with I-75 is located at Gibraltar Road. - 50 - �- US-24 (Telegraph Road) provides an alternate north-south route to the Detroit and Toledo metropolitan areas. Telegraph Road serves dual purposes as a carrier of through traffic as well as providing access to abutting commercial properties. - I-275 . intersects with Will-Carleton Road approximately four miles west of Flat Rock city limits. This freeway provides direct access to expanding markets and employment opportunities in the western suburbs of Detroit and in Washtenaw County. Overall, the state trunkl ine system provides excellent north-south transportation for City residents. The north-south orientation of regional circulation system has affected business, employment, shopping patterns, and the local economy in general. The circulation system facilitates interaction with businesses in the Detroit or Toledo metropolitan areas, rather than with businesses to the west. The east-west regional transportation network is less than adequate. The closest east-west freeway routes are I-94 to the north and M-50 in Monroe County. County and City Roads. A network of county and city roads provides for local circulation within the City of Flat Rock. Gibraltar Road, Huron River Drive, Will-Carleton Road, and Inkster Road are under the jurisdiction of the County. All other roads are under the jurisdiction of the City. In general, the local circulation system radiates out from the original central business district (CBD), which is located in the southwestern portion of the City. In the eastern and northern portions of the City, the road network takes the form of a grid pattern which is typical of the county road system. In these outer areas of the City, the road network is sparse, and there are large tracts of undeveloped land. Transportation to the west of the CBD is limited to a single crossing over the Huron River at Telegraph Road. I. I The Grand Trunk Rail road runs from northeast to southwest through the City, connecting with a large rail classification yard in the northeast part of the City. This railroad is a formidable barrier to the construction of new roads across the central portions of the City. Road Classifications The purpose served by each road or highway in the circulation system is best described through classification of the roads. Road classifications identify the type and volume of traffic that is- appropriate for each segment of the road network. The classifications establish expectations among residents, City officials, and transportation engineers concerning the operational characteristics of each road. For the purpose of future transportation planning in Flat Rock, a functional classification of roads has been developed. This system includes the following road classes (see Map 2): - 51 - �[ I I .. V~'I ,, ,. ,, ,; ,, ,: ",,,, ~---: :____. -T ;, r·~7 ::I I I i I 'I ::,; I !•··.I! ; : ,.; I I ;i II :: '·:: ' I LEGEND •~'.--...........,/ ~ ---FREEWAY I -- \?', ; I ' ~ ~--~~> ' ,' - - - PRINCIPAL ARTERIAL I :.;; , /I/. - - - - - - MINOR ARTERIAL .fl t ., I it.Lr\,_ ===LOCAL I FUNCTIONAL CLASSIFICATION OF ROADS ~ MAP 2 ■ ■ CITY OF FLAT ROCK ■ ■ MICHIGAN ■ ■ WAYNE COUNTY m ■ nortn I. .80__.0l_,eo . .......ol _3_r.~?.....l _ _::._.~:i scale ··--··-· c.,- ....... - M~K.eMa Associates, Incorporated Comniunity Pleming • Urban Desion Farmington Hills, M1chioan _-_--..... �. •' - Freeways. Freeways are designed to handle large volumes of traffic moving at high speeds over long distances or between urban areas. As noted, the principal freeway serving the City of Flat Rock is I-75, which, in the vicinity of the City, carries about 44,000 vehicles per day. Principal arterials. Principal arterial roads and highways serve the major centers of activity. With the exception of freeways, principal arterials provide for the highest traffic volumes and the longest trips. Principal arterials allow for major traffic movement within the City and region. The City of Flat Rock has four principal arterial roads: Telegraph Road (average daily traffic (ADT): 22,200 vehicles), Gibraltar Road, Will Carleton Road, and Vreeland Road. II. - Mi nor arterials. Mi nor arteri a1 roads interconnect with the pri nc i pa 1 arterial system and provide trips of moderate length and a lower level of traffic mobility. Minor arterial roads place more emphasis on land access than principal arterials. Minor arterials in Flat Rock include Huron River Drive, Hall Road, Olmstead Road, Arsenal Road, Inkster Road, and Garden Boulevard. - Local roads. Local roads primarily provide direct access to abutting land and to collector and arterial streets. Movement of through traffic is usually discouraged on local roads. Local roads in Flat Rock include minor roads in the central business district and local subdivision roads. Public Act 51 Classification System. Wayne County utilizes a road classification system to establish funding priorities in accordance with Michigan Public Act 51 of 1951 (see Map 3). Under the Act 51 classification system, principal and minor arterials are generally classified as State Trunklines, County Primary Roads or Major City Streets,- depending on agency jurisdiction over the road. The remaining roads are generally classified as Local City Streets, with the exception of streets in the CBD. Streets within the CBD qualify for Act 51 funding, and therefore, receive the classification of Major City Streets. Circulation System Deficiencies l. Ir__ The status of the local road system has important consequences in terms of the future land use plan. An inadequate road system can impact on whether the City achieves its development objectives. For example, the lack of good access to some areas of the City has prevented desired residential, commercial, and industrial development. In other areas, continued development without necessary road improvements will result in increasing congestion and traffic conflict on local streets. Described below are circulation system deficiencies within the City: Telegraph Road. Telegraph Road is an example of a road which is experiencing increasing congestion and traffic conflict. Strip commercial development has occurred along the road, generating local business traffic. At the same time, Telegraph Road is utilized as a regional thoroughfare for longer through trips - 53 - �I- I_ ,----- ...... ;: ,, --- ~~=-- LEGEND - - - STATE TRUNKLINE • • - • - • - COUNTY PRIMARY n,1111111111_ COUNTY LOCAL I~ - - - MAJOR CITY STREET l === LOCAL CITY STREET - - - ADJOINING CITY STREET f i I . I· ST A TE COUNTY & LOCAL ROAD CLASSIFICATION* *Based on Michigan Public Act 51 of 1851 ■ ■ MAP 3 ■ CITY OF FLAT ROCK ■ ■ MICHIGAN ■ WAYNE COUNTY ■ m no<lh scale 800 1600 3200 feet one mile M!tKeMa Associates. tncorporated Convnurvty Plal'Y"ling • Urban Des,gn Farmington Hills, Michigan �I • L by vehicular and truck traffic. As a result, conflicts have arisen between local business traffic which generates many turning movements, high-speed through traffic, and relatively slower and cumbersome truck traffic. These conflicts will intensify as the commercial district along Telegraph Road continues to expand. Circulation in the CBD. A key transportation deficiency in the Central Business District is the lack of a direct link between Gibraltar Road and Telegraph Road. Following Gibraltar Road all the way through the CBD to Telegraph Road might seem a logical route. However, there are no directional signs along the route, nor is there a traffic signal at the Gibraltar/Telegraph intersection to facilitate turning movements onto Telegraph. I. Need for Access Roads. There are several large tracts of vacant land in Flat Rock which are suitable for new development, particularly for high-quality single family homes, but which are inaccessible from the existing road network. These areas include a large tract of land located between Cahill Road and the CBD, an area south of the Cahill/Gibraltar intersection, and land areas both east and west of Arsenal Road. Need for Collector Roads. As new residential development occurs in the City, a residential street system wi 11 develop to pro vi de access for these areas. Subsequently, there will be a need for new "collector roads" to channel traffic from the local residential streets to arterial roads. Collector roads are generally wider than other residential roads. Efforts are made, where possible, to discourage direct residential access onto collector roads, since the added curb cuts increase traffic conflicts and congestion. Homes which do front on collector roads should be set back an ample distance from the roadway. I. I l. Grand Trunk Railroad. A constraint to the development of new roads in Flat Rock is the presence of the Grand Trunk Railroad classification yard. The rail road is a physical barrier that makes it very difficult to provide east-west road connections between the central and western portion of the City. - Improvements to the railroad crossings at Vreeland Road will be very important in order to facilitate better traffic flow along the only east-west road in the northern portions of the City. Pavement of Roads. Not only is there a need to provide access roads to underdeveloped areas of the City, but there is a need to pave certain existing roads. Unpaved roads in the City include Woodruff Road, Cahill Road, Meadows Avenue, Seneca Avenue, Peters and several roads in residential subdivisions. l[ Delivery of Community Services. Currently deficiencies in the City's existing overall road system frustrate the delivery of community services. For -example, the presence of unpaved roads and lack of collector streets has made it difficult for local officials to identify safe and appropriate school bus routes and student transfer stations. In the future, as City road network is improved, special effort must be made to accommodate school buses, fire trucks, trash collection truck, ambulances and other service vehicles. [:. - 55 - �Opportunities for Improvement Following are possible solutions to road system deficiencies in the City of Flat Rock (refer to Map 4): Access Roads for Residential Development. The opportunity exists to provide road access to vacant areas east and west of Arsenal Road by extending Vreeland Road west to Inkster Road. Other undeveloped areas of the City may be accessed by extending Seneca east to Cahill, extending Cahill south to Woodruff, and connecting Meadows Avenue east and west from 01 mstead to Tamarack. These road extensions could become future collector roads as residential development in the vicinity expands. The exact location of these road extensions could vary depending on topography, location of drains and wetlands, the need to align new roads with existing roads, proposals for new development, and similar conditions. r· I !~ - Downtown Circulation. Traffic circulation in the CBD may be improved by designating Gibraltar Road as the primary route for through traffic, connecting traffic from the east to Telegraph Road. Traffic- flow along Gibraltar could be facilitated by installing a traffic signal at the Telegraph/Gibraltar intersection, and by making adjustments at the Gibraltar/Garden Boulevard intersection which would allow non-stop traffic movement along Gibraltar. Telegraph Road Commercial Area. To reduce congestion and traffic conflict, the site plan review process should be used to control the number of curb cuts onto Telegraph Road. Developers should be encouraged to construct secondary access drives to serve a11 of the properties, thereby reducing turning movements on Telegraph Road. For example, traffic safety on Telegraph Road could be improved by constructing a secondary service drive behind the existing -business along the east side of Telegraph Road, thereby providing an alternate access off of Vreeland Road for patrons of Kmart and adjoining businesses. iI • Truck Routes. Conflicts between truck and vehicular traffic could be reduced by encouraging trucks to use Hall Road as the primary north-south truck route, and Vreeland Road as the primary east-west truck route. For non-industrial traffic, Cahill should become the primary north-south roµte, and Gibraltar Road should become the primary east-west route. L - Pavement of Roads. As the City grows, developers should be required to pave all proposed roads. In addition, there are existing roads which may never be paved without public funds, which the City could pave to provide a catalyst for development. The following roads should receive priority for paving with public funds: Cahill Road, Seneca Road, Woodruff Drive, and Meadows Avenue east of Tamarack. - [_· f - I Improved Access to School. After Woodruff Drive is paved and Meadows Avenue is connected east to Olmstead, improved access to the Flat Rock elementary and middle schools should be developed. Tamarack Street should be phased out as the primary access to the schools, and a direct route which does not cut through a residential neighborhood should be developed. I ·"' - 56 - �I. ,1 I LEGEND .' I :- -'_5~: FREEWAY , .j ,.,. . ',._ _j:_ :·_: /- - - - • PRINCIPAL ARTERIAL ~ L=.- - • • - • - • • PROPOSED PRINCIPAL ARTERIAL 0 - - - MINOR ARTERIAL 1111,n111111111111111n1111 === -$-- FUTURE COLLECTOR STREET '\ 1-\,,t/, "'-------.. TRAFFIC SIGNAL • - - - - - SERVICE DRIVE ~ POSSIBLE TRAFFIC W LOCAL STREET □ - - - PROPOSED TRUCK ROUTES -""' ~c....- -·\_ INTERSECTION IMPROVEMENTS SIGNAL (Long-term) ~ STREET CLOSING RAILROAD CROSSING IMPROVEMENTS 11iiilliiiiilihiiiihiiiiiii0 PRIORITY ROAD PAVING (Future Collector Street) COMPREHENSIVE CIRCULATION PLAN MAP 4 ■ ■ I I l: CITY OF FLAT ROCK ■ ■ ■ WAYNE COUNTY MICHIGAN ■ ■ m north scale 800 1800 320 0 feet one mile MS:Kenna Associates, lncor0orated Community Planning • Urba n De sign Farmington Hills. M1chtgan �Improved transportation patterns are also required at Currently, school bus loading and unloading blocks access and hinders the flow traffic on other streets. Ideally, an area for buses should be developed, possibly making it school to acquire more property. the high to certain off-street necessary school. streets staging for the Improved Access to Cook Road Industrial Area. Industries located along Cook Road do not have direct access to Telegraph Road. Consequently, trucks serving this industrial district must travel through residential areas. An alternate means of access to this area is required. Two alternatives are possible: I) Construction of a new road to Telegraph Road, or 2) Construction of an access road along the railroad tracks to Vreeland Road. I I Pedestrian Movement As the City continues to deve 1op, the need to accommodate pedestrians wi 11 increase in importance. A pedestrian orientation was established in the older portions of the City through construction of sidewalks along most streets. This pattern should be continued in newly developed areas, using a two-fold approach, as follows: First, developers should be required to install sidewalks along all road rightsof-way in conjunction with all new construction. Second, the City should become directly involved in the installation of sidewalks if the following circumstances exist. - Pedestrian/vehicle conflicts are prevalent. It would be beneficial to provide access to key centers of community activity, such as to parks or libraries. It is necessary to complete the missing links in an area where much of the pathway system has been installed. 1· Priorities for installation of new sidewalks in Flat Rock should include the following: missing links along Telegraph Road, missing links in the downtown {particularly in the vicinity of the new senior housing complex), a new sidewalk along Woodruff Drive from Olmstead to Huron River Drive, and sidewalks along both sides of Gibraltar Road between the CBD and Gateway Commerce Park. [. [_ - 58 - �[ COMMUNITY AND RECREATION FACILITIES The responsibility for providing public services to the residents of Flat Rock is shared by several public entities, including the City itself, various Wayne County departments, various state agencies, the Fl at Rock Community School District and other organizations. These services play an important role in determining the quality of life within the City. During the coming years, as vacant land areas within the City are developed and the number of residents in the City increases, the demand for public services will also increase. This chapter of the Master Plan examines the public facilities and services within the City and looks at ways to expand these resources to meet the needs of a growing City. City Administration and Services Following is a description of existing municipal facilities (see Table 15 and Map 5): City Hall r· ! I City Hall represents a major focal point within the City of Flat Rock, occupying a five acre site located on Gibraltar Road near Evergreen Street. The facility contains a number of civic and governmental activities including the general City offices, council chambers, and police, fire, and public works departments. Built in 1975, the building itself is an impressive two-story structure, containing a total of 45,500 square feet of floor space. It is anticipated that the existing structure will provide adequate capacity for City administrative needs for the foreseeable future. The only drawback of the building is that it is not energy efficient; measures to mitigate this deficiency are required. The site on which City Hall is located is highly visible, centrally situated within the community, and surrounded on two sides by Flat Rock Community Park. These characteristics, coupled with adequate space on the site for additional construction, presents the opportunity to develop the site as the civic center for the community. As additional library space, meeting rooms, and other facilities become necessary within the City (such needs are described below), these facilities should be constructed adjacent to City Hall. This will allow for the integration of local civic activities, and enhance City Hall as a focal point of the City. Senior Center/ Public Works Garage The City owns and maintains a Senior Citizen Center, which is housed in the old Public Works Building on West Huron River Drive north of Arsenal Road. Built in 1926, the building is approximately 1,200 square feet in size and is in fair condition. The building contains meeting room space and kitchen facilities which are utilized for senior activities. The City continues to improve the facility each year, rehabilitating the structure itself and remodeling its interior. Window restoration and energy efficiency measures are currently needed. - 59 - �I I I '. ~ - · .- Municipal Facilities 1. CITY HALL 2. SENIOR CENTER/PUBLIC WORKS BUILDING 3. YOUTH CENTER 4. LIBRARY 5. ABANDONED WATER TREATMENT PLANT 6. ABANDONED SEWAGE TREATMENT PLANT (OWned by County) 0 Municipal Recreation 7. HU ROC PARK 8. FLAT ROCK COMMUNITY PARK 9. PEBBLE BROOK PARK 10. POTENTIAL RECREATION 0 ·1 Public School Facilities 11. FLAT ROCK HIGH 12. BOBCEAN ELEMENTARY 13. UNDEVELOPED PROPERTY 14. SIMPSON JUNIOR HIGH 15. BARNES ELEMENTARY 16. SCHOOL-OWNED PLAYGROUND □ ■ 'I LJ./\ '\.._..,,,..,._ Regional Recreation 17. OAKWOODS METROPARK 18. POTENTIAL RECREATION COMMUNITY & RECREATION FACILITIES ■ ..r .,f' ~ l ·/;". W ~;,. MAP 5 ■ CITY OF FLAT ROCK ■ ■ MICHIGAN ■ WAYNE COUNTY ■ north scale I L ~ J.-_____3r_:_....~l ___:1.r. . .l W ~--s-:....t_-so.... ~enna Aasoclatea. Incorporated Conm.nty Pia,...,,,_ • Urban Design Farmington Hills, Michigan �TABLE 15 MUNICIPAL FACILITIES City Hall Complex, 25500 Gibraltar Road, 5 Acres City Administration, Police, Fire and Public Works Department; 45,500 sq. ft.; built in 1975; good condition, although modifications are required to make it more energy-efficient. I Library, 26336 East Huron Drive, 0.2 Acres I . City-leased facility for ·library services, 5,600 sq. ft., built in 1978, maintained in good condition. I. Senior Citizen Center/ Public Works Building, 26643 West Huron Drive, 0.3 Acres Senior Citizen Center, 1,200 sq. ft., built in 1926, fair condition (requires window restoration, energy efficiency measures, and remodeling). Public Works Building, 3,200 sq. ft., built in 1954, good condition. Sewage Treatment Plant, East Huron River Drive, 1.21 Acres Sewage Treatment Plant, closed -- to be demolished. I Youth Center, located at Hu Roe Park i I I. I i il I. Youth Center Building, 1,500 sq. ft., built in 1957; average condition (requires new roof, boiler, general modernization). The new senior housing complex, located on Telegraph Road in the central business district, contains a meeting room for senior activities. While this facility will bolster programs available to senior citizens within the City, it will not replace existing programs. The City should continue to improve and maintain the existing Senior Citizen Center on East Huron River Drive as a site for ongoing senior programs. The Senior Citizen Center shares the same site with the City Public Works Garage, which houses mechanic facilities for repair of city vehicles. This building is 3,200 square feet in size and is in good condition. r ! L - 61 - �Youth Center The City owns and maintains a Youth Center located on Atwater Street in Hu Roe Park. The Youth Center contains a meeting room, kitchen facilities, and storage space. It is utilized by local youth groups, such as the boy scouts and girl scouts, and by community groups which are youth-oriented. Built in 1957, the Youth Center is in average condition. Currently, the building needs a new roof and boiler and general modernization. The kitchen cannot be used for cooking, because as it does not meet County Health Department standards. Eventually, when new community meeting facilities are constructed behind City Ha 11, the Youth Center wi 11 cease to be a primary meeting space for the community. The City may continue to maintain the Youth Center as secondary meeting facilities, or remove the Youth Center to enhance the natural setting of Hu Roe Park. Library The local Library is centrally located at 26336 East Huron Drive in downtown Flat · Rock. The building itself, which is leased by the City, contains 5,600 square feet of floor space, and is maintained in good condition. The City of Flat Rock is a member of the Wayne/Oakland Federation, a cooperative in southeast Michigan consisting of approximately 60 libraries. The library located in Flat Rock is financed by Flat Rock, Gibraltar, Rockwood, Brownstown Township, and Huron Township. The hiring of personnel is handled by Wayne County. According to library officials, the existing library is adequate for the current needs of the community. In the long-term, the City hopes that a new 1ibrary facility will be built behind the City Hall, as part of the City's civic center. 11 I- f- I Police The City Police Department operates out of the City Hall. The department has a 19-person force, including the chief, 12 uniformed road officers, 2 detectives, a narcotics officer, and 3 shift commanders. While the department has ample space in City Hall for its operations, there is a need for additional office support in terms of equipment and personnel. The department has a fleet of 4 marked and 2 unmarked police vehicles, which is adequate to service the City. The City has 911 dialing service for emergencies, but does not have the capacity to automatically identify the number and location of emergency calls. The Michigan State Police maintains a post within the City of Flat Rock, located at the intersection of Will Carleton Drive and Telegraph Road. This is a central location for state patrol of the 1-275 and 1-75 Freeways. There has been some consideration given to moving this post to a new location north of Flat Rock; however, at this time, State funds have not been appropriated for such a move. l . .• Fire Department The City has a voluntary Fire Department which operates out of City Hall. Fire trucks are stationed at City Hall and at the Public Works Garage on West Huron River Drive. The City Fire Department provides fire protection and ambulance service for all City residents (seven minute maximum response time). When - 62 - �requested, the Department has a mutual agreement to provide services to surrounding communities. The department's equipment is in generally good condition; the City has recently purchased two new fire trucks. The department is, however, in need of an aerial bucket. Currently, there are 37 volunteers on the Flat Rock Fire Squad. Public Utilities Public Water Service The City of Flat Rock owns and maintains the local public water distribution system which services all developed areas within the City. Water is supplied from the City of Detroit. Major water mains into the City lie along G"braltar, Vreeland, and Woodruff Roads. The system is in generally good condition. There is a need to replace some undersized lines within the older central portion of the City, and to replace lines within the system which are subject to breakage (ie. along Huron River Drive, Arsenal Road, Moses Road). Additional improvements are needed to allow system looping in some areas of the City, which would improve water pressure. · l '-· According to City officials, the water system has adequate capacity to meet the needs of future development on the City's remaining vacant land. The system is also adequate for the purposes of fire protection throughout the City. Sanitary Sewer Service Flat Rock also owns and maintains the sanitary sewers in the City. Sewage is treated at the South Huron Valley Wastewater Control System located in the Township of Brownstown. · The treatment facility is operated by Wayne County, but is owned by seven communities, each of which is allocated a portion of the total treatment capacity of the plant. The City of Flat Rock itself owns the capacity to treat 2.77 million gallons per day. l- Currently, the City sends approximately 2 million gallons of sewage to the treatment plant each day. The remaining available treatment capacity owned by the City could serve approximately 600 additional homes. The City, therefore, does not own the capacity to provide sanitary sewer service a population of 9,486 persons, which is the projected population for Flat Rock in the Year 2005. If the City Master Plan is to be implemented, the City must seek additional sewage treatment capacity. At this time, there are no plans to expand the treatment plant in Brownstown, and there appears to be little possibility that Flat Rock will be able to purchase existing capacity from another municipality. The City's old sewage treatment plant (which is owned by Wayne County) is located on East Huron River Drive in the vicinity of Van Riper Street. This plant was closed in 1988 because of obsolescence. The abandoned plant will be demolished. Storm Sewers The City of Flat Rock contains enclosed storm drains scattered throughout the City. All combined storm/sanitary sewers, which once existed in the older central portions of the City, were separated during the l960's and 1970's. All - 63 - �•. r-. ' I ' - r-· enclosed storm water and surface water ronoff from City land areas discharges into the Huron River, either directly or via open drains. Improved drainage is required on some of the vacant lands that have been identified as suitable for residential development. It is recommended that the City undertake a system-wide stormwater study, possibly in cooperation with surrounding communities, to determine solutions to the stormwater drainage problems. School Facilities [._ r- il The Flat Rock Community School District operates four schools within the City of Flat Rock. Flat Rock High School is located on a 5.4 acre site north of the Gibraltar Road/Garden Boulevard intersection. Simpson Junior High (33.4 acre~) and Barnes Elementary (9.7 acres) are located north and south of Carter Street respectively, east of Tamarack Road. Bobcean Elementary is located north of Seneca, west of Evergreen. The School District also owns a 55.8 acre site north of the City Hall which is now vacant, and a 0.8 acre site near Dover Street (in the southeast portion of the City) which is used as a neighborhood park. The District's administration building is located on the same site as the High School. According to school officials, K-12 enrollment in Flat Rock has fluctuated during recent years. At this time, local school facilities are operating a full capacity. If enrollment grows appreciably over the next few years, the construction of additions to the two existing elementary school buildings will be needed. Currently, there is ample land at both elementary schools for such additions. School officials hope to eventually construct a new high school and library/resource center on the school-owned property behind City Hall. From the standpoint of city-wide planning, this is an excellent proposal; for it would reinforce the City Hall and surrounding properties as the center for civic activities in Flat Rock. Adequate space could be provided at the new high school for vehicular parking and the transfer of students between buses, which would alleviate some of the traffic problems now occurring at the existing high school site. The existing high school building could be converted into a vocational/special education center. Parks and Recreation Inventory of Existing Facilities As listed in Table 16, the City owns and maintains three parks, comprising a total of 38.3 acres of parkland. r I I The largest City park is Hu Roe Park (27.4 acres) which is located along the Huron River south of the Grand Truck Railroad. A large portion of the park is, in fact, located on an island, and access is provided via a footbridge. Hu Roe L. - 64 ,-- �TABLE 16 PARKS AND RECREATION FACILITIES PROPERTY INVENTORY Site Size (Acres) Hu Roe Park 27.4 Footbridge, picnic areas, benches, fishing. Flat Rock Community Park 10.7 Two (2) lighted softball fields, two (2) tennis courts, playground equipment, picnic areas with grills, pavilion, restrooms, storage shed, water fountain, caboose. Pebble Brook Park I. 0.2 Tot lot, benches. 5.4 One (1) baseball diamond, football field, soccer field, gymnasium, weight room. Public Schools Flat Rock High School 33.4 Two (2) baseball/softball diamonds, running track, soccer field, six (6) tennis courts, sledding hills, indoor pool, gymnasium. Barnes Elementary 9.7 One (1) softball diamond, soccer field, play equipment, gymnasium. Bobcean Elementary 9.1 Two (2) baseball/softball diamonds, play equipment, gymnasium. Playground near Dover Street 9.8 Ball diamond. Simpson Junior High School I . Facilities City Parks I Huron-Clinton Metro Authority r; 1· Oakwoods Metropark 35.5 Natural area (portion of larger park). Property north of Will Carleton Drive 31.0 Undeveloped, leased by the City. -. [ · - 65 - �r - ' Park contains picnic areas and benches along the river. The park is used extensively for fishing and other forms of passive recreation. The park is also the site of the City's annual July 4th celebration and other community events. Located adjacent to City Hall on a 10.7 acre site is Flat Rock Community Park. This park contains two lighted softball diamonds, tennis courts, playground equipment, picnic areas, a pavilion, and restrooms. It is used extensively by City residents for active recreation. Pebble Brook Park is a 0.2 acre site located at the end of Todd Street in the southeast portion of the City. Pebble Brook Park contains a tot lot and benches. The Flat Rock Community School District is also a major provider of recreation services within the City. The District owns 57.6 acres of land at four school sites. Recreation facilities located on these sites include 5 ball diamonds, 6 tennis courts, 4 gymnasiums, a soccer field, running track, play equipment, and an indoor pool. Although these facilities are designed to meet the needs of school children, the facilities are made available to all residents when not being used for school purposes. The School District and the City of Flat Rock together employ a full-time director for local adult education and recreation programs. The director coordinates a full range of recreation programs for all age groups including organized baseball, softball, track, basketball, soccer and "safety-town" (for children). The director also coordinates adult education programs and many of the Senior Citizen activities. Over 1,000 people participated in these programs during the 1988/89 year; the age of participants ranged from 2 to 85 years. The southern 35 acres of the Oakwoods Metropark 1i es within Fl at Rock City limits, located west of the Huron River and north of the Grand Trunk Railroad. This park is owned and operated by the Huron-Clinton Metropolitan Authority (HCMA). Recreation facilities available at the park (although not located within City limits) include picnicking, fishing, hiking, canoeing, and cross-country skiing. The portion of Oakwoods Metropark which lies within the City is a designated nature study area. II. I I_ The HCMA owns an additional 31 acre site within the City of Flat Rock which is undeveloped. The site is located immediately west of the Huron River, south of the Grand Trunk Railroad, with access to Will Carleton Road. The City currently leases this property from HCMA and is considering developing the property as a campground. A footbridge over the Huron River to the City's Hu Roe Park could be provided. There are three other metroparks located within 10 miles of the City of Flat Rock, which are managed by the HCMA. These parks offer swimming, boating, golfing, camping, and ice skating facilities. Throughout the entire southeast Michigan metropolitan area, there are a total of 13 metroparks operated by HCMA. Each metropark offers a variety of recreation opportunities, and all are located within a one-hour drive from Flat Rock. The Mi chi gan Department of Natura 1 Resources (MDNR) operates Sterling State Park, approximately 20 miles south of Flat Rock, on the shore of Lake Erie near the - 66 - �1-75/Dixie Highway interchange. This 1,000-acre park is one of the most frequently visited state parks in Michigan. Park Classification For planning and management purposes, parks can be classified based on the type of facility and expected use. The parks in Flat Rock may be classified as follows: - Mini-Parks. Mini-parks are small, specialized parks, usually less than an acre in size, that serve the needs of residents in the surrounding neighborhood. A mini-park may contain a children's playlot, serve as a greenbelt, or provide a sitting area for senior citizens. The retommended service area for mini-parks is a 1/4 mile radius. In Flat Rock, Pebble Brook Park meets the criteria for classification as a mini-park. - Neighborhood Parks. Neighborhood parks are typically multi-purpose facilities which serve as the focus of recreation activity for an entire neighborhood. Neighborhood parks are generally 3 to 10 acres in size and should be easily accessible to the neighborhood population, with safe walking and bike access. The recommended service area is a 1/2 mile radius. These parks typically contain areas for active recreation, such as ballfields, playlots, and tennis courts, as well as areas for quiet recreation activity, such as walking, sitting, or picnicking. The two elementary schools and the high school function as neighborhood parks in the City of Flat Rock. I. [ - Community Parks. Community parks typically contain a wide variety of recreation facilities to meet the diverse needs of residents from several neighborhoods. Community parks are generally 10 acres or more in size with a 2 mile service radius. These parks typically contain areas for active and quiet recreation, pl us other facilities not commonly found in neighborhood parks, such as nature trails, fishing areas, a band shell or pavilion. Such parks generally have access to major streets and are centrally located within the community. Community parks in Flat Rock include Hu Roe Park, Flat Rock Community Park, and the Simpson Junior High School recreation facilities. - Regional Parks. Regional parks are typically located on . sites with unique natural qualities which are particularly suitable for outdoor recreation, such as picnicking, boating, fishing, swimming, camping, and trail uses. Such parks generally exceed 200 acres in size. Regional parks typically serve several communities, although most users are within 1/2 hour driving time. The four HCMA parks, including Oakwood Metropark which is located partially within Flat Rock City limits, are regional parks which provide regional recreational opportunities for Flat Rock residents. Evaluation of Existing Recreation Space and Facility Needs One determination of recreation space adequacy is comparison to nationally accepted standards of acreage per 1,000 persons. Once these genera 1 space requirements are identified, it is necessary to determine if there are any specific recreational deficiencies based on existing development, proposed development and the desires and needs of the service area residents. - 67 - �In terms of overall recreational standards for land, City-owned parks alone fall short of national standards. The National Parks and Recreation Association recommends 6.5 acres per 1,000 people. Based on this standard, the City should have 42.8 acres of parkland for its present population and 59.3 acres of parkland by the year 2005. Currently, the City owns and maintains only 38.3 acres of parkland. However by combining all City, School, and HCMA owned park properties located within Flat Rock, there is a total of 141.2 acres of developed parkland available to local residents. This figure exceeds parkland needs for both the City's current and projected (year 2005) population. Table 17 compares the acreage of park types within the City to national standards. These figures indicate that the City has adequate neighborhood and community park acreage for both its current and projected population, but is deficient in mini-parks and regional parks. The deficiency in mini-parks is partially mitigated by the excess of parkland in other categories. The deficiency in regional parkland is mitigated by the HCMA park system, which provides adequate regional park facilities within a 1/2 hour drive from Flat Rock. TABLE 17 COMPARISON TO RECOMMENDED PARKLAND STANDARDS* I. MiniParks Neighborhood Parks Convnunity Parks Regional Parks Recommended Minimum Acres per 1000 Population 0.25 2.0 5.0 10.0 Estimated Existing Acreage** 0.2 34.0 71.5 35.5 Acres Needed for Existing Population (6,853) 1. 7 13.7 34.3 68.3 Acres Needed for Projected Population in 2005 (9,486) 1. 9 18.0 47.4 94.9 I. I. I. *Based on National Parks and Recreation Standards. **Includes City, School, and HCMA properties. - 68 - �• Based on national standards, the City of Flat Rock appears to have adequate park acreage for its current and projected population. However, the existing parks and school sites are located predominately in the central portions of the City. Because Hu Roe Park and Flat Rock Community Park are classified as community parks, which have a 2 mile radius service area, these parks are adequately located to service the entire City. · I. l Neighborhood-type recreation facilities, however, have a service radius of only 1/2 mile and, therefore, should be more evenly distributed throughout the City. As the City develops, there will be a need to identify sites for neighborhood parks in the outlying portions of the City. For example, facilities at the school-owned playground near Dover Street could be expanded to provide for neighborhood recreation for residents in the southeast portion of the City. Evaluation of park acreage alone does not assess the type of facilities located at each park. Table 18 details standards for recreation facilities and compares actual facilities available to projected need in the year 2005. The table indicates that additional court facilities (hardball, basketball, and volleyball}, a soccer field, golf course, indoor ice rink, trail, archery range, and campsites will be needed by the year 2005. Some of these facilities are available at nearby regional parks, including trails, golf course, and campsites. Summary and Recommendations. Based on the preceding evaluation, the immediate emphasis for parks and recreation improvements in Flat Rock should be on the development of facilities and general site enhancement at existing parks, rather than the acquisition of new park properties. However, in the l anger term, as new residential subdivisions are developed in the outlying portion of Flat Rock, the City should assure that adequate property is set aside for neighborhood parks to service their subdivisions. 1. Hu Roe Park and Flat Rock Community Park should continue to be developed as community-wide parks and as important focal points within the City. Emphasis should be placed on enhancing the natural amenities at Hu Roe Park for passive recreation. This park should be incorporated as part of the downtown area. Flat Rock Community Park should continue to be developed for active recreation. 2. As outlying portions of the City are developed, mini-parks and neighborhood parks should be · incorporated into new residential subdivisions. Specifically, parks will be needed in the following areas: 1} the northwest portion of City in the vicinity of Arsenal Road, 2} in the central part of the City, south of Vree 1and and west of Cah i 11 Road, and 3} south of Gibraltar Road and west of Cahill Road. 3. i- The City should continue to explore the possibility of leasing the HCMA owned property (located east of the Huron River and north of Will Carleton Road} for campground facilities. - 69 - �. r-· TABLE 18 . RECOMMENDED RECREATION FACILITY STANDARDS r I - r I. I- Facility Reconunended Facilities per 1,000 Population Existing Facilities Facilities Needed For Projected Population of (9,484) Projected Deficiency Softball Fields 1/5,000 3 2 Adequate Baseball Fields 1/5,000 5 2 Adequate Picnic Areas None 2 Continued Improvement Required 1 Continued Improvement Required Published Picnic Shelters None Published Playgrounds 1/3,000 5 3 Adequate Tennis Courts 1/2,000 8 5 Adequate Basketball Courts - Outdoor 1/5,000 0 2 2 Courts Soccer Fields 1/10,000 2 2 Adequate Golf Course 1/ 25,000 0 1 Adequate Community Center 1/25,000 1 1 Adequate Senior Center 1/30,000 1 1 Adequate Handball 1/20,000 0 1 or 2 1 Court Swimming Pool - Indoor 1/20,000 1 1 Adequate l. Indoor Ice Rinks 1/50,000 0 1 1 Rink ll:_ Campsites 1/150 0 63 63 Sites Volleyball 1/5,000 0 2 2 Courts l. ' [ Trails I/Community 0 1 1 Trail Archery Range 1/50,000 0 1 1 Archery Range Source: Based on standards published by the National Parks and Recreation and the Michigan Department of Natural Resources - 70 - �I 1- • 4. The City should continue to maintain and enhance all existing parks and recreation facilities. The design of local parks is very important, and should take into account annual maintenance requirements and aesthetic enhancement. Good landscaping of local park facilities wi 11 add to the overall character and image of the City. 5. The City should prepare a master recreation plan to provide overall direction and phasing for the development of recreation facilities within the community. It is recommended that the pl an be prepared to meet the guidelines set forth by the Michigan Department of Natural Resources (MDNR), so that the City may qualify for MDNR grant programs. 6. The City and the Flat Rock Community School District should continue to work together to enhance and support their existing recreation and adult education programs. These programs currently provide excellent recreational opportunities for the residents of Flat Rock. I' I.. - 71 - �r•-... I • L_ [ r·_ [_- FUTURE LAND USE Introduction Early development in Flat Rock was oriented in relation to three primary transportation axis: Telegraph Road, Gibraltar Road, and Huron River Drive. Telegraph Road near the Huron River became the "main street" of the central business district. Eventually, the central business district expanded to encompass about 12 to 15 blocks, generally east of Telegraph Road. The Telegraph Road frontage consisted of primarily retail uses, whereas the rest of the CBD contained a mixture of service, institutional, and residential uses. Patterns of early residential growth were prescribed by the other two primary axes, Gibraltar Road and Huron River Drive. The largest single family neighborhood in the City developed in a large triangular area bounded by Gibraltar Road on the north and Huron River Ori ve on the south. A second concentration of early residential growth occurred northwest of the CBD along Huron River Drive. The fourth major transportation axis -- the railroad -- also affected the early development and general form of the City. The general pattern of commercial and residential development was split diagonally by the railroad line, demarcating the north boundary of the CBD. This basic pattern of development was in place in 1970 when the previous master plan was completed. In more recent times, the development of the City has been affected most signifi.cantly by access to I-75. The Gibraltar Road interchange created opportunities for regional-oriented development on the east side of the City. Concurrently, Telegraph Road's role as a regional transportation corridor declined. As a result, much of the recent commercial development along Telegraph Road has been oriented toward a local market, rather than toward travellers. Other changes in the commercial sector have occurred in the . two decades since the last master plan was prepared. The level of economic activity in the CBD has continued to decline. The commercial district along Telegraph Road north of the railroad tracks is now the primary retail district in the City. It is important to examine Flat Rock's current development pattern in the context of time. For most of its history, Flat Rock's development has been concentrated in a very small part of the City. The City had been in existence for several decades in 1970, but still only one-third of City's land area had been developed upon. The interchange at Gibraltar Road opened a new frontier. If looked at in the context of the City's entire history, the "exploration" and development of this frontier is in the very early stages. Gradual, steady growth in the eastern part of the . City would not be out of character with the pace of development experienced over the past several decades throughout the City. [. : f. I I i.. - 72 - �Although the City recorded a few major developments in the 1970's and 1980's, almost half of the land in Flat Rock remains vacant. Thus, the opportunity still exists to shape the City to the form desired by residents and community leaders. Planning Goals. Early in the planning process, the Planning Commission and City Council reviewed and approved a series of goals to help sort out some of the difficult decisions that are addressed by the Master Plan. Primary goals agreed upon by the City leaders include the following: Neighborhoods: Foster strong, vital neighborhoods to ensure that Flat Rock continues to be recognized as a stable community where families and individuals reside, work, and shop. - Master Physical Planning: Maintain complementary land use relationships which promote a harmonious, attractive community; preserve natural resources; promote a sound tax base; and provide for manageable traffic volumes. - Property Maintenance: Recognize that the City and its physical resources are dynamic, and aggressively encourage property maintenance and reinvestment. - Fiscal Stability: Promote the development of a financially secure community which can continue to provide all necessary services to its residents and businesses in an efficient manner. - Land Use: Promote efficient use of the land and encourage assembly and orderly redevelopment if appropriate land use pl ans are presented for underdeveloped areas, areas isolated among more intensive uses, or areas which are declining or negatively impacted by nonresidential traffic or incompatible land uses. I l l. - Planning Innovation and Fl exi bi l i ty: Encourage innovation in land use planning (e.g., Planned Unit Development) where innovation would achieve a higher quality of development than would be possible under conventional regulations. In addition to these general goals, the Planning Commission and City Council reviewed and approved more detailed goals concerning land use, housing, the environment, economic development, transportation, community facilities, and recreation. These goals have been thoroughly examined during the planning process in light of data, analysis, and recommendations produced during the course of preparing the Master Plan. Future Land Use Map The Future Land Use Map (Map 6) sets forth recommendations for continued use, new development, and reuse of land in the City over the next two decades. The Future Land Use Map is a link between what exists and what City leaders and citizens would like to have . - 73 - i. �Together, the Master Plan and Future Land Use Map provide a flexible guide to promote informed public and private decision-making for the betterment of the community. The land use designations on the map are generalized; they are not intended to be site specific or to follow specific property lines. Although the Master Plan and Future Land Use Map form the basis for the Zoning Ordinance and other rigid legal controls, the Plan and Map are intended to be flexible policy documents and decision-making guides. General Form of the City. The Future Land Use Map builds upon past growth and prevailing development patterns. According to the map, intensive development is generally limited to two areas: along the Telegraph Road corridor and on the east side of the City, in proximity to I-75. Commercial and service uses are concentrated along Telegraph Road. New commercial development is expected, particularly north of the railroad tracks. Specialized retail, office, and residential development is expected to occur south of the railroad tracks in the downtown. Two types of intensive development are slated for the east side of the City. Industrial development is indicated on the Future Land Use Map north of Gibraltar Road. A mixed use pattern is indicated on the map for the land on the south side of Gibraltar Road near I-75. I I I L Residential development is specified for most of the remaining land in the City. Single family residential development is the most predominant residential land use classification. Multiple family development is called for in several locations, to serve as a transition zone between the single family areas and more intensive land uses. Interspersed within the residential areas are various public uses, such as parks and schools. Recommendations for each of the land uses identified on the Future Land Use Map are reviewed in the next several pages. Single Family Residential The Population Analysis revealed that the rate of population growth levelled off in the 1980's after five decades of continued growth. However, the analysis also found several events that are expected to generate additional population growth in future years. These events include economic expansion and increase capacity of the sanitary sewer system. SEMCOG projections indicate that the population of the Clty will increase by 38.4 percent by the year 2005, resulting in a total population of 9,486. At the same time the average household size is expected to decrease to 2.31 persons. To accommodate the projected population increase an additional 1,792 housing units would have to be constructed by the year 2005. To accommodate this level of growth, about 386 acres of land must be turned over for residential development during the next two decades. - 74 - �The ba 1ance of housing types is an important concern with regard to future residential development. Almost one-third of all existing housing units are rental units. About half of the units constructed between 1970 and 1980 were multiple-family units. The housing balance must be shifted in the future, toward a greater proportion of single family units. This shift is needed to address a latent need for higher quality single family housing and to reinforce the City's neighborhoods. The following standards should be used to guide future residential development: - Ideally, new residential development should occur in planned settings, such as subdivisions or condominium developments, rather than at random along thoroughfares. - Residential development should be coordinated with the availability of sewers, public water supply, and public roads. - The creation of "neighborhoods" should be a primary residential development objective. There is a need to coordinate housing construction with the development of schools, parks, community services, and neighborhood shopping. The Future Land Use Map identifies five areas where new single family development is appropriate: - South of Gibraltar Road. New development must be coordinated with land use patterns in existing neighborhoods. The opportunity exists to create some of the most attractive homesites in the City through subdivision design that is sensitive to the natural features, particularly the woodlands, which exist in this part of the City. Northwest part of the City. Roads must be developed to provide access to large vacant landlocked parcels which are suitable for residential development. The extension of Vreeland Road to Inkster Road would facilitate development in the northwest part of the City. L i L Central part of the City. The central part of the City, north of Gibraltar Road and west of Cahill Road, is viewed by many City leaders as the best location for high quality single family development. Housing in this area would be located close to the City's primary commercial district, public facilities, and schools. Access roads are needed in this area to unlock the development potential. - Northcentral part of the City. The opportunity exists for additional single family development north of Vreeland Road and south of the mobile home park. The layout of any future residential development in this area must be sensitive to the potential impact of more intensive uses to the north, east, and west. - City Center. The opportunity for new residential development exists in downtown Flat Rock. A ·variety of housing types could be developed in the downtown area, including townhouse, mid-rise, or single-family housing. Ne~ - 75 - �.. I : '' '- I I_- housing should be integrated into an overall mixed use development plan for the downtown. Mobile Home Park The land use survey completed in 1988 revealed that 2.8 percent of the City's land area is occupied by a mobile home park which is located at the north end of the City, between Telegraph and Peters Roads. One objective of the Master Plan is to seek a more balanced range of housing, yet provide opportunities for construction of various types of housing to meet the needs of residents. Also, it is the intent of the Master Plan to minimize additional demands on public services and minimize any deterrent impact on future low density single family development elsewhere in the City. Accordingly, the Future Land Use Map does not designate any additional lands for mobile home park development. If the housing balance improves in the future such that additional single family homes are constructed, then future mobile home park development may be appropriate. Under such circumstances, expansion of the existing mobile home park to the south would be appropriate. Multiple Family Residential It is intended that areas designated for multiple family use be developed with attached housing at a density of between seven and ten units per acre. The nmultiple familyn classification may include single family attached townhouses, apartments, or mid-rise housing. Multiple family areas are generally located on the Future Land Use Map where they can serve as a transitional zone between commercial or industrial development and lower density sing~e family housing. Multiple family areas are also located where they would have direct access onto major thoroughfares so as to minimize the impact of increased traffic on the road system and on nearby land uses. i I The Future Land Use Map identifies five general areas where multiple family housing is appropriate: l On the south side of Gibraltar Road, in the vicinity of existing multiple family complexes. Vacant land between the existing complexes provides the opportunity for limited expansion. I. !. - On the east side of Cahill Road, between Vreeland and Gibraltar Roads. Multiple family development in this area would serve as a transition zone between the single family area to the west and the industrial area to the east. - Along Arsenal Road, north of Huron River Drive. Multiple family dev~lopment in this area would serve as a transition zone between the developing single family area to the north and the intensive development along the railroad and on Huron River Drive. I I I L - 76 - �- On the west side of Telegraph Road at the north end of the City. The location of this parcel, its shape, the character of land use to the north, and other site constraints make this parcel of land suitable for multiple family. - On the south side of Vreeland Road, between Cahill and Telegraph Roads. Multiple family development in this area would serve as a transition zone between the proposed single family area to the south and the industrial/ railroad area to the north. Commercial and Office Uses The economic analysis revealed that there is a strong potential for commercial and office development in Flat Rock, as the population, number of households, and total income in the trade area continues to increase. Research presented earlier in the Master Plan indicated that the Flat Rock trade area is currently underserved in terms of retail facilities, based on comparison with other communities. As such deve 1opment occurs, it is expected that the particular function, or market niche, of each commercial district will become better defined. North Telegraph Road is expected to retain its status as the primary retail and service district in the City. The downtown area is expected to develop as a mixed use center of office and specialty retail. The Gateway planned mixed use area is expected to contain regionally-oriented retail development, office, and lodging, among other uses. I. A more complete description of the commercial and office areas designated on the Future Land Use Map follows: North Telegraph Road Business District. Over the next twenty years, the Telegraph Road business corridor, north of the railroad tracks, is expected to retain its status as the main retail/service district in the City. To accommodate the projected growth in the commercial sector, the Future Land Use Map calls for Commercial/Retail development along almost the entire length of the north Telegraph Road corridor. Furthermore, the Future Land Use Map provides for greater depth for the commercial frontage wherever feasible. The greater depth will allow for limited expansion as well as improved site design on existing inadequately-sized sites. Downtown Flat Rock. In accordance with the mixed use pattern proposed for downtown Flat Rock, limited retail, office, and service uses would be appropriate. Three factors should be considered when evaluating commercial development proposals for downtown: 1) the intensity of any such development must be compatible with existing and future residential development that is 1ocated in the downtown area, 2) the intensity of deve 1opment must be appropriate for the size and configuration of the site on which it is located, and 3) emphasis should be placed on upgrading existing facilities and quality building design. - 77 - �". ,I l f. l f. - Neighborhood Commercial Development. The Future Land Use Map identifies two locations where neighborhood commercial development is appropriate: the "Big Lots" shopping center on the south side of Gibraltar Road, east of City Hall, and at the intersection of Huron River Drive and Sheek Boulevard. Future development in these areas should consist of low-intensity convenience commercial uses that are compatible with the surrounding residential development. - Gateway Planned Mixed Use Area. Retail development would be appropriate in the Gateway Commerce Center area, as a part of the mixed use development plan anticipated for the area. A broad range of commercial uses would be appropriate in the Gateway area which, because of its location, would serve an automobile-oriented market. Office Development. In addition to the downtown area, the Future Land Use Map identifies one other location where substantial office development would be appropriate: along Gibraltar Road. Office development along this corridor would serve three purposes: I • ! 1. Amply landscaped office development would provide an attractive entrance to the City. 2. Office uses would provide a buffer between residential development to the north and south and the traffic on Gibraltar Road. 3. Offices would be compatible with the existing churches along Gibraltar Road. Planned Mixed Use Development As noted previously, "Planned Mixed Use Development" is designated in two areas on the Future Land Use Map: Gateway Planned Mixed Use Area. The conceptual plans that have been considered by the City in the past provide a general indication of the range of uses that might be appropriate in the Gateway area, including retail, office, research, lodging, and light industrial uses. There are three principles that will determine the success of a mixed-use development proposal in this area: 1) the timing of the proposed development, 2) the ability of the proposa 1 ( based on the mix of uses) to create a focus of activity that will draw a new regional market to Flat Rock, and 3) the quality of the overall plan, which must integrate several different uses into a single functioning unit. - Downtown Flat Rock. The new senior citizens building was a major project that upgraded the image of downtown. Additional "major projects" are required to reverse the gradual decline that has been evident. The Future Land Use Map provides for a mixed land use pattern in the downtown that includes office uses, retail, and housing uses. Replacement of existing uses and buildings may eventually be necessary or, based on the future I. I : - 78 - �development plans, it may be possible to combine existing and new uses. Detailed plans for the downtown are being prepared by the Downtown Development Authority. New housing is viewed a key component for the revitalization of downtown, since it would provide market support for the retail uses. Townhouses (68 units per acres) or garden apartments (10-15 units per acre) would provide the required population concentration. Such housing should be designed to be compatible with existing single family housing in the vicinity. Any development proposals for the downtown must be sensitive to the fact that this is the oldest part of the City. Although new development is necessary, structures which have historic value should be preserved and renovated. Because the downtown was developed several decades ago, the size of the parcels and the configuration of land uses favor pedestrian movement. It is necessary to adapt the downtown to higher level of vehicle movement in order to meet needs of modern business, but the pedestrian environment must still be retained. Industrial and Railroad Use The Economic Analysis revealed that conditions are conducive for industrial growth in Flat Rock. The City's industrial attributes include access to freeway transportation, availability of vacant land, and access to rail facilities. Vacant lands on the east side of the City are best-suited to the locational requirements of industry because of the immediate access to I-75. Accordingly, "General Industrial" ·use is indicated on the Future Land Use Map for the Mazda parcel, plus land adjacent to the Grand Trunk classification yard north of Vreeland Road. An objective of the plan is to maintain heavy industrial uses on the east side of the City to minimize the effect from trucks, noise, fumes, and other impacts on the rest of the City. Planned light industrial and warehousing is proposed in three locations: - As a transitional use along Hall Road. In this location, the light i ndustri a1 development wi 11 pro vi de a buffer between the more intensive industrial development to the east and the residential development to the west. Ideally, new light industrial development should be contained in planned industrial parks or a similar planned setting. [ - Along Cook Road near the railroad tracks. The uses in this district have adapted to unusual site conditions that would not be suitable for most other uses. The Future Land Use Map provides for the continued operation of this existing industrial district, provided that the intensity of development does not increase. However, efforts should be made to upgrade the appearance of these facilities and to provide a more direct outlet onto Telegraph Road. [ I I L... - 79 - �- North of the railroad tracks, on the west side of the City. The Future Land Use Map provides for continued use of 1and which has been used for industrial purposes for several decades, beginning with the a Ford Motor Company operation. The site is currently occupied by Flat Rock Metals. Any increase in the intensity of the industrial use would not be appropriate in this part of the City. As noted earlier, light industrial use in a planned setting would also be appropriate in the Gateway planned mixed use area. Existing lands currently being used for industrial use in the vicinity of Arsenal Road near the railroad tracks are not designated for industrial use on the Future Land Use Map. The existing industrial uses in this area have been in a state of decline for several years. The sites are too small to accommodate most modern industrial operations. Commercial uses would be more viable on these sites in the long run. Furthermore, commercial development would be more compatible with the existing and future residential uses in the vicinity. 1.. The Grand Trunk rail classification yard is an established industrial/ transportation use which provides significant economic benefits for the City. The Future Land Use Map anticipates the continued operation of the classification yard within its existing boundaries. Parks and Recreation The Community and Recreation Facilities chapter indicated that the immediate emphasis in terms of parks and recreation planning should be on the development of facilities in existing parks, rather than acquisition. However, the analysis recognized that as new residential subdivisions are developed additional neighborhood park land will be needed. [ I (. l_ .• Based on this assessment, the Future Land Use Map identifies two existing Cityowned parks, Hu Roe Park and Flat Rock Community Park (adjacent to City Hall). Emphasis should be placed on enhancing the natural amenities at Hu Roe Park for passive recreation use. Flat Rock Community Park should continue to be developed for active recreation. Lands located on the west side of the City which are owned by the Huron-Clinton Metropark Authority are also identified as "Parks and Recreation" on the Future Land Use Map, even though these lands are not currently open to the public. This land would be suitable for campground use or nature study. The Future Land Use Map also identifies four "Proposed Park Sites" in locations where neighborhood parks will be needed after residential development occurs. The proposed park site designations are intended to be generalized; they are not intended to be site specific or to follow specific property lines. Additional information concerning proposed parks and recreation improvements are set forth in the City's Recreation Plan. - 80 - �Finally, the Future Land Use Map identifies riverfront park sites which are still under study. Two such sites are publicly-owned lands which could be developed to provide limited river access. Two other riverfront properties, on Arsenal Road south of Hu Roe Park and south of the Telegraph Road bridge, are privately owned. Public Facilities The Future Land Use Map identifies City facilities, schools and school owned properties, and cemeteries. Key public facilities are identified below: - City Hall Complex. City Hall is a modern, spacious building which is located in a highly visible, centrally situated site on Gibraltar Road. As indicated in the Community and Recreation Facilities chapter, the opportunity exists to develop the site into a true civic center by incorporating other public facilities (such as the library) and by continuing the expansion of the adjacent Community Park. The civic center function would be further enhanced if the high school is moved to the large vacant school-owned parcel directly north of City Hall. - Schools. Parcels occupied by four schools are identified on the Future Land Use Map: I. 1. Flat Rock High School is located on 5.4-acre site on Division Street. Current published standards indicate that Flat Rock is in need of a more modern high school facility on .a larger site. The vacant property north of City Hall would be an excellent location for a new high school. 2. Barnes Elementary and Simpson Junior High are located adjacent to each other on Meadows Street. These sites are adequate in size, but a direct means of access is required. 3. Bobcean Elementary Schoo 1 is 1ocated on Evergreen., north of Gibraltar Road. The school district owns one other large parcel of land in the City, on the east side of Arsenal Road, south of Matilda. New school construction on this parcel is not anticipated in the near future. Single family development would be appropriate in the event that the school district relinquishes ownership of the parcel. Road Network [ The Circulation Analysis identified several circulation system deficiencies including: - Increasing traffic congestion and traffic conflict on Telegraph Road. r- - Lack of a direct link between Gibraltar Road and Telegraph Road . - 81 - �r -r; .... '\. - The need for access roads to serve vacant lands and schools. I, - The need for collector roads to complete the road •network.• r. - The need to pave roads to facilitate development in underdeveloped parts of the City. Recommendations to address many of these deficiencies are set forth in the Circulation Analysis and on the Comprehensive Circulation Plan Map (Map 4). The Future Land Use Map i dent i fies access roads needed to serve vacant 1ands, including: extension of Vreeland Road west to Inkster Road, extension of Seneca east to Cahill, extension of Cahill south to Woodruff, and connection of Meadows and Carter Streets to provide a link between Tamarack and Olmstead. The exact location of these road extensions could vary depending on topography, location of drains and wetlands, the need to align new roads with existing roads, proposals for new development, and similar considerations. I, /_ r 1-- I II_, - 82 - �·~ _____. /' ,:::,1.-·.~·-. ~~~ ~i) ·\ >:\1'.: ~1~~ -L cu1,,po111 ,, ,,,,"" 11 III :,,! ,.,--- '--; ~ // '-.._____ ·... ,, I' I' ·, // 1' ,1 1' ,1 11 ,, ,,' !\ ' .:·..... , \ , ~[WB!flll ",,,, ,, =----= \\k~o•u•===cY-=-- I' LEGEND □ SINGLE FAMILY RESIDENTIAL PUBLIC (CITY HALL , SCHOOLS, MUNICIPAL BUILDINGS & CEMETERIES) ~!i!iili!/!l/lli/;I lt f MULTIPLE FAMILY RESIDENTIAL OFFICE MOBILE HOME PARK ~ COMMERCIAL/RETAIL -=- ,~t.!.~~1x..e~1~~~'?.oM!~~f.lJJSE DEVELOPMENT CBD PLANNED MIXED USE DEVELOPMENT (RETAIL, OFFICE & HOUSING) E] ~ GENERAL INDUSTRIAL PLANNED LIGHT INDUSTRIAL & WAREHOUSING R . PARKS & RECREATION RAILROAD [l PROPOSED PARK SITE POTENTIAL RIVERFRONT ~ ACCESS sn,ov) X , PROPOSED ROAD WNOER LAND USE ■ ■ ■ CITY OF FLAT ROCK ■ ■ WAYNE COUNTY MICHIGAN ■ ■ ■ ■ ■ ■ FUTURE - scale 800(1600 ■ ■ north 3200 feet . . . . Mtp • SOIH'U! Ci1y ol ,1,1 Aocll, Michigan one mile CD MAP 6 MS:KeMa Associates, Incorporated Community PlaMlng • Urban Design Farmington Hills, Michigan F .,. � 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 Flat-Rock_Master-Plan_1990 Creator An entity primarily responsible for making the resource McKenna Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1990-01 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Flat Rock was prepared by McKenna Associates, Incorporated In January 1990. Subject The topic of the resource Master plan reports Flat Rock (Mich.) Wayne 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/fc6c9f20667c023b3ea1e78f53764fb2.pdf 4274aabbf6359c6ef6b9b36c2f127bae PDF Text Text \ F I L E; ., R T O WN S H I P C O MP R E H E N S I V E February _ 19, 1988 P L A N �FILER TOWNSHIP COMPREHENSIVE PLAN February 19, 1988 INTRODUCTION This report is intended to be the basic or master, or comprehensive plan for the Township of Fi~er. It is the adopted plan, adopted as authorized under Michigan Public Act 168 of 1959 (being the Township Planning Act, MCL 125.321 et. seq.>. It is also to serve as the plan referred to in Section 3 of P.A. 184 of 1943 (being Township Rural Zoning Act MCL 125.27~>. This plan is the main guiding document and statement of towhship policy for growth and development in Filer Tpwnship. Decisions as to priority, and where future extensions of roads, water mains, parks, etc. should be in conformity with this plan. All future amendments to the Filer Township Zoning Ordinance should be in conformity with this plan. Filer Township chose to contract with the Manistee County Planning Commission to provide professional staff to work with the Township's Planning Commission. The County Planning Department staff wrote this plan under the guidance and direction of the Filer Township Planning Commission. Decisions, recommendations and policies in this plan represent the Township Planning Commission's desires~ In doing work on this plan, certain people provided assistance, information and their time. They are: Steve Harold of the Manistee County H~storical Museum; Duane Marquand and Marjorie Johnson of the Filer Township Planning Commission. The editor typist and proofreading for this document was done by Kurt H. Schindler, County Planning Director and Sue Wagner, Planning Department secretary. Also this report relied heavily on other plans and documents which, by their nature of use, become adopted _by reference in this plan, where applicable. · They are: The Manistee County Land Use and Development Policy. as amended; United States census data for 1980 and earlier years; · Manistee County Third Level Soil Association Report and Tables, March 1982; Manistee County 1982 Economic Adjustment Strategy; and Manistee Lake Management Plan, 1982. ,-- . Members of the Filer Township Planning Commission: Duaine Marquand, Chairman Marjorie Johnson, Secretary Joseph Adamski Ed Allen Alvin Janowiak Ed Radtke Jane Sievert Paul Stelasky Members of the Filer Township Board of Trustees Alvin Janowiak, Supervisor David Rhodea, Clerk Bernard Feliczak, Treasurer Melvin Kruse, Trustee Charles Wisniski, Trustee i i �:•·,.·:·' • -:~,-.<'.:·..~~?-~t":~;•i?:: .;~: ~<. '·'•.'._\'_·..... ,. ' ~ : ~ ·(~·~.:<. .-· .: ·,. TABLE OF CONTENTS GEOGRAPHY • • • • • • • • • . SLOPE OF THE LAND • · • • Quaternary Geology Map • • • • • • • • • • • • Slope and Erosion Restrictions Map. Topographic Map, u.s~ . Geological Survey • • • • HISTORY . . . .. . . . . . . ,• . . •· . . . . . . . . . •. Filer Township Historic Sites • • • • • • Filer Township Area Maps • • . Historic United States Census Data • • • • NATURAL RESOURCES • • • • • • • • . • • • • • • • • SURFACE WATER. • • • • • • • • • . SO I LS • • • • • • • • • • • I If • • • • • • • • • • 12 12 13 • • • 16 .. • .• • 7 8 10 11 • . . • . . . . FORESTRY • • • • • • • • • • • • • • • • • • • • • AGRICULTURE • • • • • • • • • • • • • • • • • • • • SPECIAL AND UNIQUE ·ENVIRONMENTS AND NATURAL FEATURES Watersheds Map. . . • • • • • • • • • • • • • • • • Flood and Septic Building Restrictions Map. • • • Filer Township Third Level Soils Map. • • • • Forest Production Potential Map • • • • • • • • • Agricultural Lands Map. • • . • • . . • • • . . • Designated Special and Unique Environment and Natural Features Map • • • • • • • • POPULATION • 1 2 4 5 6 . . . . . . . . . . . . . . . . . . . . . Filer Township Population by . Age Table • • • • • • Persons by Race and Spanish Origin Table • • • • • 1980 U.S. Census Ancestry Information Table • . • Resident-Seasonally Adjusted Average Population Chart • • • • • • • • • • • • • • • • • . Filer Township Population Projections Graph ~ Filer Township Housing Distribution Map 1980 Census Data Advance Final Counts Table • • • Housing, Households, Seasonal Homes Table Manistee County Detailed Housing Characteristics Table . . . . · . . • . . . . . . . . Estimated Housing Heating Data Table • • • • • • • Detailed Housing Characteristics Table. Estimated Age of Housing Chart .••••. ECONOMY . . . .. . . . . . . . . . . . . . Employment and Business Estimates Table • • . Filer Township Commercial / Industry Land Occupation Map • • • • • • • • • • • •• Labor Force Profile (1980) Table • • • • • • • • • 1980 Census Data - Labor Force Table • • • • • . • Mani~tee County Estimated Labor - Force Data Table ii 17 17 19 20 21 22 23 24 25 29 32 33 34 35 36 37 37 38 38 39 39 40 40 43 55 56 57 �. . ·"' ... Estimated County of Employed Persons by Worker Tabll • . . . . . . . . . . Estimated Income and Poverty Data Table .. . Class of 57 58 COMMUNITY FACILITIES (INFRASTRUCTURE) ••••••••• UTILITIES • • • • • • • • · • • • • • • • WATER, SEWER AND DRAINAGE • • • • • •·, • SIDEWALKS • • • • • • • • • • • • • • • • • • • • • • • PUBLIC BUILDINGS • • • • • • ••••••••• PARKS, RECREATION FACILITIES AND VACANT PUBLIC LAND • • Electric Utility Service Areas Map • • - • • • • Natural Gas Service Areas Map • • • • • • • • United ·S tates Post Office <Zip Code) Service Areas Map • • • • • • • • • • • • • • • • • • • ~ • Cable Television Service Areas Map • • • • Green Lake County Drain Map ••••• Filer Township Water System Map ••••• Filer Township Storm Drains Map • • • • • • • Sidewalks Map • • • • • • • • • • • ••••• Public Buildings Map. • . • . . . .... Fi~er Township Parks, Public Vacant Land, and Private Recreation Facilities Map. • •• TRANSPORTATION • • • • • • • BUS TRANSIT • • • • HARBOR RAILROAD • • • • • • • Road Map around Manistee Lake •••• Manistee County Road Commission Road Certification 59 59 60 62 63 63 66 67 68 68 69 70 71 72 73 74 75 78 78 79 81 • 82 Road Commission Certification Detail Map. Road Surf ace ·Map • • • • • • • • , • • • • • • • • • Road Surface Detail Map • . . • • • • • . . • • • Manistee County Road Commission and Michigan Department of Transportation Average Daily Traffic County Map • • • • • • • • • • • • • Railroad Extension and Switch Yard Map 83 LAND USE ANALYSIS • • • • • • • • • • . • • LAND OWNERSHIP • • • • • LAND FRACTIONALIZATION • • • LAND USE • • • • • • • • • . • • • • COMMUNITY CHARACTER ••••. Filer T6wnship Parcel Ownership Map .•. Filer Township Recorded Subdivisions Map. Land Fractionalfzation Map • • • • • . • .• • . Filer Township Land Use/ Cover Map ••. Filer Township Land Use/Cover Map Key • • . • • • Filer Township Community Character Map of Neighborhoods •. • • • • • • • • • • • 88 88 88 91 95 104 105 106 107 108 Map • • • • • • • • iii • • • • • • • • • .. • • • 84 85 86 87 109 �. .' . . ' .;. ' .,•, ..... BOALS, OBJECTIVES, ACTION PLAN • • • • • • • • • • . • • Existing Service Are~s of Filer Township Map . • • Filer Township Planned Service Areas Map ... Deficiencies in Planned Service Areas Map LAND USE DEVELOPMENT • • • • • • • • • • • • • • • • • Filer Township Land Use Plan Ma~ - 1986 • • • TRANSPORTATION • • • • • • • • • • • • • • • • • • • • RECREATION • • • • • • • • • • • • • • • • • • • • • • INFRASTRUCTURE • • • • • • • • • • • • • • • • ECONOMIC DEVELOPMENT •. • • • • • • NATURAL ENVIRONMENT. • • • • • • • HISTORIC AND.. CULTURAL, POPULATION, OTHER • • • \ iv --- .. . -------------- - ·- - - ---- 110 112 113 114 115 116 121 123 124 126 127 128 �, GEOGRAPHY Filer Township·s surface geography is a product of glaciation. A .great deal can be · learned about .the natural features of the township through review of the glacial formations in . the county. The . network of hills west . of U.S. 31 South along Lake Michigan are the extreme southern end of the Manistee end moraine. The hills are deposits created by water running off the edge of a stationary glacier. The Manistee Moraine -- generally north of . Manistee .City, has better farm soils. The good soils, combined with the irregular topography and moderate lake effect climate, lends the area to unique farming conditions. However, in Filer Township, these thre~ major factors do not combine in the same area to create conditions to designate an area for fruit growing. The moraine in Filer Township · normally has occasional deposits of gravel and clay. One site in southeast Filer Township has High Two Clay deposits, unusual for this part of Michigan. Kettle hole lakes are found in Filer Township and are formed by a block of glacial ice buried with sediment in a moraine or plain. The ice block then melts leaving a round shaped lake. Generally a kettle hole lake does not seem to be connected to surface water drainage pattern in the county. A kettle hol~ lake is likely to· be found at various altitudes with a small drainage basin and not connected to any rivers. Canfield Lake is a classic example. Others migh_t include King Lake, Gambs Lake and Shingle Mill Lake. Other inland lakes are thought to be post glacial. _T he valley along the township's north boundary is thought to be a iacustrine plain. A ~acustrine plain in the center of Manist~~ County is the Boardman River glacial drainage corridor. The theory is thi_s dra1nage corridor, during glacial times, also included the valley at the north end of Filer Township. A major characteristic of lacustrine plains is the presence of wetlands and poorly drained soils. Lacustrine plain soils are relatively infertile and poor for farming. The· majority of Filer Township is an outwash plain. The outwash plain ·is where water moving away from a glacier deposits sand and silt, creating. flat areas and fluvial fans, etc. In Manistee·s case, the outwash plain has Rubicon and Grayling soils with some wetland. The land is very poor for farming and infertile. The water table is irregular. The area has scattered deposits of better soil such as clay ball. Often these are found today by noticing a healthy hardwood August 21, 1987 -1- �I( tree surrounded by scrub . oak or pine. system in the clay ball. That tree<s> has its root SLOPE OF THE LAND The areas shown on the map following this section have limitations for high · density residential development. The hillsides, being steep, can cause erosion problems during the act of construction and afterwards with paved drives and lawns. Septic tank. absorption fields are difficult to install and require special measures and design. Side hill seepage can occur. Although the above cautions are given in Soil Conservation Service Land Resource Inventory Map~, few of the hi .ll>sides in Manistee County are so severe that development without proper measures is not possible. With a trend toward energy efficient homes -- including underground homes hillside building sites might be considered more desirable. Obviously, though, cautions in erosion control and septic field installation must be required. The SI.ope and Erosion Restrictiqns map shows the general area of moderate to extreme slopes. The slope was estimated by use of contour maps and transferred to the map in this report. Lake Michigan shoreline bluff erosion is also shown on this map. The setbacks for erosion are determined by estimating the rate, or amount of erosion which is likely to occur at a given location along the shoreline. For example, along the south half of Filer Township, high risk erosion setbacks are established at 55 feet. The 55 feet was determined by the Michigan Department of Natural Resources by using historical air photos, surveys, etc. and comparing the shoreline with modern surveys and air photos, etc. The erosion was measured . for a period of 30 years. Thus a 55-foot setback indicates that the shoreline has eroded 55 feet in the past thirty years and is estimated to erode another 55 feet in the next thirty years. Erosion rates and setbacks were not established where loss of bluf~ occurred at an average rate of 1 foot per year or less (30 feet in thirty years>. However, in recent years, with high Lake Michigan water levels, actual erosion has not occurred as predicted. Observed erosion has occurred in areas where not predicted, has not occurred where predicted, and has occurred at rates greater than predicted. The minimum setback (administered via permit by the DNR unless the same or stricter setbacks are incorporated into local zoning) is designed to protect a structure built along Lake Michigan for a period of thirty years. Thirty years is usually the length of a mortgage. For longer protection, a greater setback should be followed. Setbacks to protect structures and ·shoreline ~n Filer August 21, 1987 -2- �.- , . . :· . Townshi'p should be subs~antially greater than DNR required setbacks ,and should apply throughout the township. A contour map of Filer Township follows this section . \ August 21, 1987 -3- �\'-~ QUATERNARY GEOLOGY MAP End Moraines (fine textured til former stillstands of sheet margins) ~ Lacustrine Sand and Gravel ~ (suspected) D Glacial Outwash and Post Glacial Alluvium f 22. Source: .., 23 .-.... ITl DNR Geological Survey Division ~ ~ 0 I: I zCl) I . :i:: ""' ..,.... 'l1 ~ tr. 2' 0 S C) o< .. )4 J3 ' 5 31 4 3 2 . . . . J::t # • .,.. �IF! ' \.) Restrictive Steep Slopes for building purposes (more than 65 12i% slope) 50 0· ® I V'I I Lake Michigan High Risk Erosion Areas Top number is the recommended setback . from the . top of the bluff. Bottom number is the -minimum setback from the top of the bluff. 21 ., 23 ~. • • ... - I ■ Cl> t"'" .,, t 0 l"1 t, l"1 ~ 11 ii 2S f 25 3) I I 0 Cl> ~ 0 :z: ~ l"1 Cl> ;1 M n t-i 0 M :z: Cl> )4 33 z ~ - •.. ----• ' 5 4 3 ,/ -~- 2 31 �TOPOGRAPHIC MAP. U.S. GEOLOGICAL SURVEY 1958 I' 20 Foot Contour Intervals \ J .u I i, -6- �. : . ... ~ ' •, . HISTORY ,. As the land . changed following the glacial activity, the various beaches and water ;courses provided ideal habitats for human occupation. · Because of this, Indian sites, frequently temporary camp sites, may be found · · near any of the ,l akes or creek~ of Filer Township. About a thousand years ago, the land along Magoon Creek at Lake Michigan was used as one of these camp sites. Here Indians utilized the abundant natural food while making projectile points and pottery vessels from the nearby clay. Lumbering activity began in the.· area now known as Filer Township with the settlement of the Stronach family nearby in 1841 •. Althoµgh their second mill was in the adjacent township to the east, they purchased and logged most of the land at the east side of the present Filer Township. The lumbermen who came to Manistee County around 1850 were the first purchasers of the majority of the land in Filer Township. It would appear there were several small pockets of prime pine timber, ·notably al.ong the Lake Michigan shoreline and in Section 33. The balance of the land was purchased because of access1bility to the · Mani.stee mills. The timber was cleared off and the land was then used for agricultural purposes. In 1855, Manistee County was organized and divided into three townships. The land of present day Filer Township was included in Stronach Township . for locaf government purposes. Between 1850 and 1867, _the Township saw a gradual · but slow development. Even at this early dat~, the adjacent large population of Manistee needed food and farm activity was started in the township because of the ready market. One or ·more large dairy f~rms were developed and extensive orchards were planted. Major activity commenced ih 1867 when the Filer family, at the time one of the largest lumbering operators in Manistee County, moved to Section 19, today's Filer City area. They built a large mill, platted a village, and commenced to log all the nearby land. About the same time, two other mills were built on Manistee Lake in Section 12, today's Oak Hill area, those of Stakoe & Nelson and Horace Taber & Sons. With all this activity, the Township was set off from Stronach in 1868, and established its own local government. The readily available jobs at the mill caused a steady influx of people and the population increased from 376 in 1870 to 1,033 in 1880, and 2,101 in 1890. Four years later, as the smaller mills were closing, the population peaked at 2,253. August 21, 1987 �·•,· . ... -_.- -~:i~•,':' ~-~ ·j:f ·:··/.;· . . ··< Industrial :.activity . continued to be centered in Section 19. The Filer and ) Sons mill operated until about 1914. This was replaced in °.1917 :by a pulp mill known as Filer -Fiber. Over the years, this . plant has . been sold and -e><panded, including paper mills, into a large industrial activity. Other industries have included a drop forge and chemical plants_. As already stated~ agriculture was . important ta township residents at · an early . date because_ of the nearby population center at Manistee. By 1904·, there were 80 farms in the township, averaging 52 acres each. These farms each had a few cows, a team . of ,- horses, several pigs, .and ·. , chickEms. For almost all the farms, truck crops were an important source of income. Cabbages, sweet- corn, . cucumbers, . strawberries, apples, and grapes found a ready mar-ket in Manistee. In addition, th~re were several large dairy farms which supplied milk to the nearby populace. Traditionally; commercial activity in Filer Township has been concentrated near industry. Sizable communities grew up around each · sawmill. Initially, all purchasing was done at company stores, but with time other stores were opened in each community • . In recent years, commercial activity has developed along U.S. 31 through the Township. After the turn-of-the-century, the prime pine timber of northern Michigan was gone and the majority of the sawmills in Manistee County ceased operation. This caused a steady decline in the population of Filer Township to a law of 1,344 in 1930. However, by this time the automobile and goad roads had arrived. With this transportation, the many people who lived and worked in Manistee sought a move away from that city. Filer was nearby and large numbers of families took up resi~ence in the Tawrtship. This has caused a steady incr-ease in the population until it reached 2,143 in 1980 - almost back to the , 1900 level of 2,238. Filer Township Historic Sites C \ ./ National Register of Historic Sites/Districts (none) State 01 Michigan Historic Regi~ter and Centennial Farms (none) Manistee County List o~ Histo~ic Sites Unknown shipwreck sites, along Lake Michigan shoreline Unknown lurnbercamp sites Architecture House 2200 Nelson St. House 2406 . Nelson St. House 1302 Twenty Seventh St. Golden Filer House 2600 Filer City Raad 2600 Filer City Road Golden Filer Carriage Hause 2600 Filer City Road Golden Filer Guest House 1825 Maple Road .Joseph Gambs House 4564 U.S. 31 South Herman Bruski House 4311 U.S. 31 South Bruski Four• Buildings August 21, 1987 -a- ~ �-~n:::-: •,s,: r:t'5'Jf:t:i~!W~f~r;,t? ",· . <,, .·.·•·•· .·. · --., ,-, •· · ·.,.'.·\\.'...,>··,.. '.I , :Rakoniewski .Cabi'n 3666 Rakoniewski Road 1951 ·'/ fist, , •- kill fri . Manis.tee Lake and pollution control _ac;t1'vity - heightened . in Manistee Lake Transportation f:='irst'·_- north-south· :_waiking route - Lake Michigan beach Allegan~uskegon ·a nd Traverse Bay State Road .,·· •. ····-:_._(predecessor · . of U.S • . 31> follows today's Nelson :- ..:·Street . and · due south to county line Filer Township Historic •Sites Two former ·. farm homestead sites at Magoon Creek Magoon . Cr.eek archaeological site Sands cottages on Twenty-First Street Old School~ 2600 Nelson . Street Old 1 room Russell School, Cherry -Road I 01 d 1 room Ayers School, Fox Farm ~ U.S. 31 C.extensi vel y remodeled) . Old 1 room Flynn School, South County Line and Maple Road ·Township Hall, 2505 Filer City Road \ August 21, 1987 ·--·- · · --. -· •· .. -9- �.. Area of Filer Township. as part· of Stronach 1855-1868 I r T 21 N \ T O WN S H I P 0 organiz.ed 1855 R 17 W R 13 ~ tO'JmlSSlOA R.14 W R 1S ti R 16 W MANtsTU COUNTY PLANNING ·, Filer Township for 1870 through 1960 U.S. Census ~ e nship .; f , _J_,:J\. T 21 tt To,:,ship R 17 W ... R 14 W R 1S 11 R 16 W R ll ~ MANISTEE COUNTY PLANNING COMMISSI~ Filer Township for 1970 and 1980 Census T 21 N Norman O R 17 W n 16 w Township R 14 W R 13 W JMN~ tOUNT't PLANNING C~~ - . .. •·•·· ·-· ..... R 1S ti ---------·--···- ··-- •· ------· ----------- Filer Township. p~st 1980 Census T 21 H Noraan O R 17 W nl6W RlS\:1_ 10 ~ -- - ·-· ···-· . ... •·- -·- . ll14W Township RllW _1 1 . ~ ~----- ........... ·- :_ _ •. ·- • �.-·-.... r - '\ j ~--· \., >. .' .. :::\~·.:_:. ·-•.: :• ·.: I Hlstorlc United Stites Census Data - January 1983 1860 Manistee County Filer To1t11shlp Manistee City 1810 1880 1890 1900 1910 1920 1930 1940 19S0 1960 1970 1980~ Housln1 1910 ,1s s.911b 12.s32 24,233h21.1s6 26,690 20.199 11.409 11.447 11,s24 19,042 20.391 21,01, 12,21s 376 1,033 2.101 2.238 1,969 1.s1s 1,121 1.2s1 1.Jls 1.104 1.,21• 2.14J 116 3.342 6.930 12.112 14.260 12,311 9,694 1,071 1,694 1,642 1,324 7,723• 7,66S J.247 \ Population Chan&• 1970-1980 •12 . !I\ •11.6\ -2.0\ • Fl1urt 2.61 people per household (llvin& unit). Housin& counts includ•_,11 aalntaintd car• tor houses, apartaents, cabins, suaa.r h0111s, 11<>bllt ho■ es. ■ edical tacilitits. Jails. b Manistee County lost territory (Cleon Twp.) to Wuford County. h Manistee County &aintd ttnitory (Cleon Twp . ) lroa Wu(ord County. • ManistH Clty added tenltory. -~ • . , .:: . ·• ,· ... . . :: . �NATURAL RESOURCES SURFACE WATER Filer .Township is divided between si~ ' dr~inage areas-watersheds: .. ·.t1anistee Lake, Little Manistee River, Gurney Creek, .Magoon Cr.e ek, and direct: flow into Lake Michigan south of Manistee City ..to Magoon · Creek and between Magoon · and Gurney Creeks. A Watersheds map at the end of this section shows the estimated divides between watersheds in the township. Watersheds are the areas around a creek, river or lake which drain• into ' .that creek, river or lake. Thus any water which does not evaporate or soak into the ground flows downhill to a particular body of water. In Michigan's glacial geography, groundwater ~eves in roughly the same direction. Thus one can make an educated guess as to the direction sedimentation, septic nutrients and industrial pollutions wil~ migrate. This type of consideration · · is important .in locating new subdivisions, municipal water wells or major disposal sites. A complete list o.f surface water lakes and streams in listed here: Lakes: . . Canfield Lake (Section 24) Butcher Lake . (Section 24) Gambs Lake (Section 13) Lake Winnogene (Section 13) Unnamed (Section 36) Unnamed (Section 36) King Lake (Section 32) Shingle Mill Lake (Section 32) Unnamed (Section 32) Kujawski Lake (SectionL31) Manistee Lake (part, east township boundary) Lake Michigan (east shoreline) Rivers, Streams: Magoon Creek (mouth in Section 28> a designated trout stream Unnamed (mouth in Section 33~ a desi~nated trout stream Wetlands in Filer Township include the headwaters of Magoon Creek, areas associated with lakes, and kettle hole bogs in the southeast/central part of the township. There are two major wetland areas in the township. The most significant, and fragile, are wetlands associated with Magoon Creek a~d its headwaters and the marsh area at the south end of Manistee Lake, associated with the delta of the Little Manistee River. The Land Use/Cover Map in this plan illustrates the location of wetlands. August 21, 1987 -12- �~\'!.~::ft:.~ t:.":, ·: .; ..1 .., :·J·•:, • I ~ • . ,.·. . . __..:-.-~long : wit;h ._ the -discussion : of surface water, coastal areas ·· along ::Lake Michigan are classified as · flood prone ·. or flood hazard areas • . · The classification "e><fsts -for townships which / have passed ~esoluti'ons ..to participate '· in ' · the National -Flood Insurance Program ·created_. by the U.S • .. Congress, as Filer Township ··has done. Flood , and septic .restrictions map is found at the end of this section. This same .map . -. illustrate~ locations where it is not likely homeowner sewage disposal systems --- septic · tank with a drain field or dry well ··-~ wouid be permitted. These -_ areas were drawn with the _assistance · of Mr • .James Lerg ·, ,·, . Sariitarian, Manistee-Mason District Health Department. Using · :'files : in his office showing each parcel of land where a · septic_· tank ·'permit had been denied was shown on township (8 1/2 by 11 and · 8 · 112 : by 14) contour maps. Areas shown as wetlands by the u.-s. -Get>logical Survey, and areas where the health code required 1oo ·foot ·setback from water or wetlands was also marked on the maps as areas where septic systems would not be .allowed. Mr~ .· Lerg al so shaded other areas where he suspected an application for a septic tank would be denied due to the area's failure to perk when tested. Such areas may be acce~table for low density . development where there is room for special designs or larger drain fields (10 acres per living unit>. The information from Mr. Lerg's maps was transferred to the Flood and Septic - Building Restrictions Map at the end of this section. SOILS ) Soils information used for this plan (map at the end of this section> is based on the _ Manistee County Third Level Soil Association Report and Tables of March 1982. The soils information is a major source of data .on fhe township's land resources. Soil data is a major factor · in determining prime forestlands and timber productivity rates, in identifying nati anal 1 y unique agricultural areas a _n d 1 oc:al l y essential farmlands, and soil characteristics play a role in determining septic tank feasibility, industrial disposal limitations, and so on. I The Third Level Soil Associatio~ report is not a modern progressive soil survey. Such detailed information has not been done for Manistee County. A third level soil association report is a compilation of soil conservation service soil maps of individual farms. The farms were mapped when they became participants in the SCS/Soil Conservation District programs. Suc:h mapping has been done from the 1930s to present. After compiling individual farm soil maps, a soil scientist uses air photo and. a windshield survey to interpolate soil information in the un~apped areas of the county. The soils information is "third level" in that it uses old soil survey information, involves interpolation, and involves combining similar soils into broad categories (associations>. Such a report is useful for broad planning purposes and for ~aking zoning ordinance policy August 21, 1987 �:· ,; ' ·. ~:,/·;i:. -~.,~': •-:~~~t{{{:_': . ·. ·;· : decisions. · ·However., .-site inspection is . necessary. for planning specifics, such · as . for- -'.buildings, roads, farm :operation, taxation .a nd -so on. On the - map, soils were ' divided mto soi.l associations and . labeled by a letter-number · code. Discussion. here ·, · for summary -purposes, will include '. the . generalized categories shown on the attached map .with parentheses enclosing soil · association codes. Sandy soi 1 s - · Deer Park and . Eastport' CA-21 k.> , and Rubi cons . CB-1) are ,mainl~ . found in the north and west part of the township. These soils are most common in Filer - Township and can be found - throughout the southern half of Manistee County~ The soils are characterized as infertile and not well suited for agr.fcultural purposes. The sandy texture contributes to the draughty, well drained nature of the area. Water sel·dom \forms in puddles, but . soaks into the soil rapidly. Irrigation efforts must be extensive. The soils tend to be stable in that they do not heave or shift upon freezing. This characteristic allows for excellent building sites, road beds, etc. which may not require as large a foundation or base as would be required in other soil types. The rapid permeab~lity of the soil also·allows pollution -- mainly septic nutrients-· to move relatively rapidly through the soil • . While a septic tank will "work" in that it dcies not back up, concern comes with the rapid .movement of effluents and poor filtration ability of the soil. This can be countered by requiring larger drainfields, and discouraging use of drywells. Loamy sand soils Kalkaska-like soils with · a weaker profile development similar ~o Rubicon CC-7) are mainly found in the southeast portion of Filer. Township. The soils are characterized as more fertile than the sandy soils, but still not considered excellent agricultural production soil. Poor soil management practices have degraded much -of this· category of soils. Most of the soil <C-7> is consid~red by soil scientists to be a depleted soil which was originally a soil with a stronger profile, Kalkaska (C-8). Again, the soil is droughty 9 with a rapid water intake. Drainage is generally not needed with the rapid percolation. Crop or timber productivity will be higher than sandy soil~ 9 but will vary within the general group. Some of FilerI Township row crop farms are located on land with soils ' which fall into this category, though there is much better farm soils found in Filer Township. The soils tend to be stable, in that they do not heave or shift with freezing or when becoming wet or dry. As above 9 this lends itself toward better building sites. With rapid permeability of the soil, the same concerns exist relative to septic tank and pollution discharge as express~d for sandy soils. Both sandy soils and loamy-sand soils are subject to wind erosion, blowouts and sidehill seepage. Clay-loam and Clay soils -- Nester and Kent <C-1>, Nester . and Manistee. series in complex with loamy soils <C-5) -- are located in two spots, mainly associated with the Manistee moraine in the extreme northwest corner of the township (Cherry .and Merkey Roads) and in a spot in the southeast part of the township L August 21, 1987 -14- · ';.i �·, . .~·t,;.· .. ::~,.='.:;::r: ,=-: . ;..·•., : ·:· •:_.:·.:.• .-:~ • .. . . ( <Linke , Road). This soil . grouping represents the . best agriculiural and . timber productiv~ty soils i~ Manistee County. • These areas of the county are rated nationally · prime timberlands potential .and, if flat and not urbanized, considered locally essential farmlands. potential. The : -soils are moderately well drained, so . puddles can form .on the surface, water- gullies can form, and the soil · ~s ·.. generally_ tiea°'(ier., _a nd more compact. · Ir:-rigation efforts :can :· be ·more fruitf_ul · than _on · sandy or loamysand soils. The clay ··:· soil has · a . slow.-::>permeability, · and is subject to eros~on ··re!:;Ul ting from . -rapid water runoff . These soils are not as :·-.· stable . and will heave/-shff.t,'·, ·upon ·freezing ·-and thawing and ' will shr:,ink/swell upon becom~ng ,•.wet and drying •. More attention and - experise is necessary for -~'c:ji.Jndation .work ~nd road ·bed . construction ·: . is likely in these · areas. · Often the slow permeability of the ·soil does not allow for use · of septic tanks with dry wells a~ drain fieids. Historically, many of the clay soil areas of the county have been denied septic tank permits by the Manistee-Maso~ Dist~i~t Health Department. Sandy-loam -soils -- Emmet and Menominee series in complex with sandy soils ·cc-3> - are found in spots in the south and east portion .. of the township, usually associated with the edges of the Manistee Moraine. Loamy soils are also considered as better for timber and agricultural production potential. The ' · areas these soils are found in are also classified as nationally prime timberland potential and locally essential agricultural land potential. The areas these soils are found in are also classified as nationa~ly prime · timberland potential and locally essential agricultural land potential. The soil is well to moderately well drained, and like clay and clay-loam soils, may require some tile d~ainage. Irrigation efforts are more fruitful than on sandy-loam soils, but water seepage will be more rapid than clay and clay-loam soils. The soil is not as heavy as the loam-clay and clay, but also does not have properties as light as sandy soils. Its ability to support foundations without·movement is near a . compromise between a sandy soi 1. and clay soi 1. Loamy soils, however, will tend to slip sideways · (down a hill) though not as. dramatically as clay soils. Septic tank operation is not. uniform ., throughout this groupi.ng of soils. The tendency, however, is for the so'il not to perc, or to be less than efficient in allowing uater movement, making septic tank operation and maintenance more difficult. Wetland complex soils -- all mucks, organics, sands, clays and loams in wetland conditions <D-2, D-4, E-4, E-7, F-4, G-2)-are found to be mainly located in the south and east part of the township, associ a _ted with 1 akes, potholes and streams. Obviously, all such areas require artificial drainage for d~velopment. For the large part, these soils have not been rated for agricultural use (except Croswell series (Ds> which tends to fall between loamy soils and _loamy sand soils in productivity potential). This group of soils has also not been rated for timber potential. Fill,' and possibly removal of organics and mucks first, is necessary for . foundation or firm building site, August 21, 1987 -15- �.. , ) ... .•·. ·' if permitted or possible at al 1. These areas of the township do not perc, and ·septic · tank · disposal systems are ·not a viable alternative. The last generalized group involves small areas. Discussion is not necessary for the following soil groups: sand, sand dune and dune 1 ands · -<H-3) mainly along •Lake Michigan · beach; and alluvial land and flood plain sediments <H-6>. FORESTRY (, Using information from the soi~s ·report and data put together by the Prime Forestlands Identification Project in nor,thwest Michigan, the Forest_ Production ·Potential map following this section illustrates · the · areas in . Filer Township which ·a re classified as nationally prime timberlands, timberlands of regional importance .and areas not classified. For purposes of this plan, Filer Township does not have any timberlands of local importance. Forestry for Filer Township is an important industry, with Packaging Corporation of America, a corrugated medium paper and pulp mill and various logger~ and handlers. Despite · the relatively large number in Manistee County already receiving income from an aspect of the timber industry, literature indicates expansion of the timber industry is one of the best routes for Michigan economic development. The Northwest Michigan Prime Forestlands Identification Project reiterates this conclusion. Prime forest l ands are those lands which are capable of producing sustained high yields of ·wood products. Capability is determined by the physical and chemical characteristics of the soil. Four classes, or levels, of prime forestlands are recognized as defined by the U.S. Departme~t of Agriculture: 1. "Prime timberlands" Lands which are capabl• of producing 85 cubic feet (about one standard cord) per · acre p~r year in fully stocked natural · stands. These lands are nationally significant, found in the northwest corner of the township, and spotted throughout the east and south parts of the township. 2., "Unique timberlands" ~ Lands which are not capable of producing 85 cubic feet per acre per year but are growing substantial quantities of specific high value species or species capable of producing specialized wood projects. Some example~ of unique timberlands in other states are those which support black walnut plantations, pecan, and Atlantic white cedar. There are no unique timberlands desigriated in Filer Township. 3. "Timberlands of statewide or regional importance"Lands in addition to prime and unique timberlands, that are of statewide or regional importance for the growing of wood. Criteria for delineating these lands are to be determined by a state forestry committee. The Prime Forestlands Identification · Project Technical Committee has developed a regional guideline to use as a substitute until these criteria are determined. These lands consist of soils designated as important forestland by the August 21. , 1987 -16- �.L, ,?~ 1' , 1 ~·:1, ....... :•:• .~•·.. :~ . '-· ,'. ;.:..,.,...,,_.. ,~..,.,·.~::-:~•.;p;'/:";'(-lt:':: ~- Y,: :i·~:-t:!..: :"··~;, ~~~··.',:' :'..:. .' :. . .• ~ :: ,• - ( - local resource groups . :and . which produce medium-high to high volumes of wood products~ Most. of ·Filer Township's land area falls in thi• ~ategory. 4. "Ti~berlands · of local importance" - Lands which are not identified as· : having national .. or regional significance but are important ·to our local communities. These lands were also identi-fied ' by the local resource groups. None, or no noteworthy areas, were designated in Filer ··Township. AGRICULTURE The agricultural lands map, following this section, draws it~ conclusions from two ·sources.· First, the nationally unique fruit sites are delineated in the Red Tart Cherry Si'te Irwentory for . Benzie and M.anistee Countfes, Mi'chigan. Second, locally essential farmland are those areas in which clay, loamy-clay, and loamy soils are found. The map is not intended ·to indicate where farming takes place; it is attempting to present a general idea . what areas of the . township are best · suited for a particular type of agricultural activity. Manistee County does not have any prime farmland. Soils and climate simply do not provide the combination of factors which create the conditions for top of the line farm areas. Filer Township does not have Nationally Unique Farmland. Geoclimatic conditions for favorable fruit growing sites do not exist in the township. For purposes of this plan, the following definition is used for locally exceptional farmlands: "Lo1=ally exceptional farmlands" Areas which are not nationally prime farmland or unique farmland, but which have Nester, Kent, clayey soils; Emmet, McBride• Menominee, Newaygo or Ubly loamy soils; above clayey or loamy soils in complex with Blue Lake, East Lake, Kalkaska, Karlin, Leelanau, Mancelona or Montcalm sandy soils,· or in complex with Emmet, Menominee and Newaygo loamy soils as shown and coded in the Manistee County Third Level Soil Association Report as C-1, C-2, C-3 and C-5. Further, such . areas are relat)vely flat, few rocks, free from urban d~velopment, not e><cessively eroded, not saturated with water, available irrigation water, all in such a manner to accommodate common farmiMg pr•ctices in Manistee County. SPECIAL AND UNIQUE ENVIRONMENTS AND NATURAL FEATURES Special and unique environments were identified on a countywide basis by conducting a survey of known natural, unique and significant features and areas that might warrant special attention in the county. Much of that survey material is not reiterated h~re, nor a matter of public record. Sites, such as those for endangered species, or archaeological sites are intentionally omitted from specific listing in order to protect the areas from the curious, vandals, and so on. August 21, 1987 -17- . �··.·:.· .. "• : The survey .- included features listed below: a. Archaeological Sites. b. Historical · Sites •.. c. Hi~torical Structures. d. Scenic Overlooks. e. Scenic Roads. f. Scenic Areas. g • .Rare Geological Features. h. Glacial or Geological Formations. i. Areas of Endangered, Threatened or Rare Species • . j. Unique Forestlands. · k. Unique Nonforested Lands. 1. Unique Water Features. m. Unique Wetlands. \ n. Other Unique Areas. After· conducting an ·inventory of the above, the location<s> of each were plotted on a map. The locations of the plots provided evidence that most locations -t ended to congregate along some land feature. Thus, areas in Filer Township, each with attributes listed above, can be defined with a boundary. Obviously, _ all items inventoried are not included within areas of special and unique environments. It is not the intent to list each feature. Rather, the intent is to designate special and unique environments. This is taken to imply "areas" where several attributes are found, rather than "points" representing a feature. A . map at the end of this section shows location of . special and unique environments in Filer Township. August 21, 1987 -18- �f"\ t l. , .-..........- ;1 , ... j WATERSHEDS MAP ' ., » Lake Michigan Shoreline _579 Manistee River to Magoon Creek f 582 Magoon Creek to Gurney Creek I Manistee Lake 341 Manistee Lake Rivers 340 Little Manistee River 580 Magoon Creek 581 Gurney Creek !. 1 tI ·,i, Oak 0>Gum1>, Lale, f ~-'- ' i ~~ .... ~,,. , ,,, \Butchtr,, ~---;Lo.Jr, .i[)c.;,vtt1J ru ~ ◄ I ~- 1.0 I •• .. •• • •• "- . • •••..... +•• : •••• . en ::II 9 .. . .L . ~''t- ' •. , lab • I• ; I ......&...-_,-a,..._, - . . .',J\ .. H "ti . ~ a ' - en I ,, , I *" •• ..... CSJlii , • ,,. : • • ~ ' /// • •. gJ I • ·. ~ I @) I • I I I : Ayr~ Sch-.,~ f(@ ,. ..• ,~.• '--~,·-~.. ' "•; • (/ I I g co :;-~ • en ......... .. ~ •I • ·' I Ill • I ® -,.•• .. DKl,t~ '-vlalc,~ • • I • I 9'i'lfgl~Mil'1 lif' • !a'J, • lli\t;u k 2 - l ~ .:.Le,_ _-•!;!' :, 7i ....... - ~ .au,,-r_ .• - ' . -' • , . . . 7 •C::t·.. .i ~ . # ·. . ..• . . �-=-'1 .·...... _,/ ~ Areas that qualify for National Flood Insurance Program (100-year flood pl_a in) Areas where septic tank/drain field permit denial is likely. (Permit denial is also liyl · in flood plain areas along creeks and Manistee Lake shoreline.) _ tl 0 g 22. i 23 en M ~ 1-i H n ~ I N t:,:I Q H 0 I (I) i a 11 f; z(j) H ~- I 25 I .•~. i ~ en ~ H n 1-i H 0 z en , z -~ -~ ' 4 ~ I ~ 5 , 31 3 2 • . I �FILER TOWNSHIP THIRD LEVEL SOILS MAP 1982 Sand Clay A2-lk; Deer Park and Eastport with Lake Michigan effect. Bl; Rubicon Cl; Nester and Kent Sandy Loam ~ e t Menominee ·(loam) C3; A Complex'lSlue Lake, East Lake, Kalkaska, . Karlin, Leelanau, Mancelona (sand) Clay-Loam [Nester and Manistee (clay) CS; A Complex: lF.mmet, Menominee, Newago (loam) Loamy Sand , C7; A soil like Kalkaska, but depleted to_a . ; soil similar to Rubicon (Bl) Sand and/or Loam ::Borderllne Wetland ·· D2; Croswell (sand) • Jcroswell on hill areas (sand) D4; A complex: Liosco, Kawkawlin, Richer on low areas (loam) •; I ,. -21- ·, F4· Rosc011DDon (sand) domtnant with ' frawas Lupton (organic swamp) a complex:lBergl ;nd,Brevort,Ensley (clay-loam) G2; Loxl~y (organic, acid bog) Miscellaneous H3· Sand and stony lake beaches and bluffs H6i Variably textured flood plain sediments \ ".\4 t· ~ :~. Bl Wetland soils E4; AuGres and Finch (sand) ( ) . j.uGres sand E7;. In association or a complex~scommon (sand ~ "" "" �~, :::----,. \. j! '-· FOREST PRODUCTION POTENTIAL MAP Nationally Prime Timberlands ~Timberland·s of Regional ·· ~ Importance . i 'l 'I I ! tffllm Timberlands of Local -,Note; or Not Rated ! "'1 23 0 ~ en H ; "d I N N n H I H i 3 ' 5 4 ~ 25 . "d 0 i 3 H tH ~ 2 l �,r-·\ \. .,_.,...... '' I ) ; :!.--' --· AGRICULTURAL LANDS . ! I j I (none) Nationally Prime Farmland ·1 ~- .... .,' I I ii I ~-· I \ :'!.•. .;, ., ~~ '" ·-~ K (.none) Nationally Unique Farmland Locaily Exceptional lands ,, D o t Rated 22. II I N CA I I Jri· 1 23 -1 I t1 I ii 3 I ~ - I - ~ ~ -~-I I I • § ~ en 31 • ' 4 3 t ~ -~ 5 I ~ ~ z 33 24 2 l �•. -'~\ , ~ ,. ~ ) !---..--..., ) ., ~ DESIGNA1~1J SPECIAL AND UNIQUE ENVIRONMENT . AND NATURAL FEATURES . fZI t@ Lake Mi~higan Shore Spec!al and Unique Environments · - Coastal Zone Management High Risk Erosion areas Sand dune and bluffs - Scenic overlooks (Sundling Park, Russell - Magoon Creek Natural Arej - Archaeological Sites - Historic and Prehistoric Explorer Travel Routes - Beaches 23 22. '. Special Pl4nt Natural Feature within. immediate area shown Z7 >4 33 i ~ 25 ~ ~ 3l i 1j --- ' 5 4 3 2 l �POPULATION Filer Township's 1980 U.S. Census counted population is 2,143 people. This population count represents an 11.6 p ercent increase in populati·on over the 1,921 population figure given in the 1970 census. The growth of Filer Township in the ten years of ,1970 to 1980 is a continuation of a long-term trend of growth which started in the 1930s. \ . Historically, Filer Township started with a population of 376 people in 1870. The twenty years from 1870 to 1890 saw a fantastic growth in the township, 558.7 percent, before leveling off into a 10.6 percent growth during th~ 1890 decade. Presumably, during this period the older neighborhoods in the township -- Oak Hill and Filer City -- were settled in connection with the lumber industry boom. After 1900, the population of the township fell almost equally as fast to a 1930 level of 1,127. After 1930 started a slower, but more consistent, pattern of growth through to the present. In the period of 1960-1980, the rate of growth has been stable at about 11 percent for each decade. Among the people living _ in Filer Township in 1980, the largest number of indivi~uals who lived elsewhere in 1975 and moved into the township came from another house which was located in M•nistee County. This would include people who were recently married, or moved out of their parents' home, as well as established families relocating in Filer Township. This category of in~migration represents about 256 individuals. Less than half that number of people moved into Filer Township -from another county in Michigan: 119 people. About 98 people moved into Filer from . other parts of the United Statei, but not Michigan. About 238 people in Filer Township in 19~0 were born in a different state. About 12 Filer residents were born as citizens of a foreign country. The largest minority group in Filer Township like Manistee County -- is the native American Indian. The 1980 U.S. Census reported 17 individuals with Indian racial background living in the township -- about 8 tenths of one percent. The census reported that there was no one with Black, Asian, or Pacific Islander racial background. Two individuals are reported to be members of "other" racial background. People with a Polish ancestry are the most prevalent ethnic group in the township. Percentage-wise, Filer Township has a higher number of people with Polish ancestry than does Manistee County. Likewise, Manistee County has a higher percentage of people with Polish ancestry than does ' Michigan. This reflects the immigration into the Manistee area i~ the late 1800s when the I August 21, 1987 '- -25- �Polish immigrant was the common laborer in sawmills which developed around Manistee Lake. Also, the same areas of the township which were densely settled in the late 1800s -- Oak Hill and Filer City -- are adjacent and along the Manistee Lake shore corridor with the "Maxwell Town" area of Manistee City. Maxwell Town developed as a Polish neighborhood in the city and is today still recognized in the Manistee County list of historic sites as an e~hnic community which is homogenous in its culture, character of buildings, ethnic, religion, and so on. In far second place, people of German ancestry populate Filer Township. The Ancestry Table at the end of this section provides ethnic data for other ancestries in the township. Because of Filer Township's location in northern Michigan and because of its Lake Michigan shoreline, there are are~s which attract the vacationer or second homeowner. Using a process of estimation (shown on the table entitled "Resident-Seasonally Adjusted Average Population">, Filer Township has a total seasonal population of 203 additional persons, or a total summer population of 2,342. It is presumed that _Filer's seasonal population was larger at one time. When development first took place along ~he Lake Michigan shore (Red Apple Beach Shores and the Lakeland Subdivisions) in the 1960s and 1970s, the type of home built was dominantly the summer cottage. As time went on and summer cottage owners reached retirement age, the cottage was converted i _nto year-round use, or simply became the year-round home. With the advent of the Michigan State Construction Code all housing -- regardless if ~tis intended to be used year-round or summers only -- must be built to certain insulation and energy conservation standards. Thus, nearly all homes built after the late 1970s are constructed for year-round use. This has contributed to an even easier and faster transition of resort neighborhoods into year-round communities. Subdivisi·ons along the Lake Michigan shoreline in Filer are no longer "resort" in character. There is potential for further subdivision development along the Lake Michigan shore north of Red Apple Road, as existing zoning and soil types are accommodating. (As one moves farther north, soils become heavy clay tha~ does not perc, and do~s not allow for working septic systems.) Existing zoning south of the Red Apple Subdivision does not provide for - small lot development and a resort community is not likely there. Even with the potential for additional resort development, the number of seasonally used homes will be limited as the lakefront land is recognized as prime home sites by people relocating in the county -- tending for a higher proportion of homes in such areas to be in year-round use. In addition to the seasonal population, the existence of three motels :in the township also contributes to a transient or tourist population. At its highest, about 120 people would be expected to be in the township at any given time. This can bring the township's total population up to 2,462. Seasonally August 21, 1987 -26- �adjusted, the total seasonal, tourist and transient population is estimated to have a per-day average of 2,280. *********** The Population Projections Growth Graph, at the end of this section illustrates the range of simple straight-line population projections for Filer Township through th~ year 2000. The U.S. Census has been estimating a general decline in the population of Manistee County since 1980. The decline is due to the loss of jobs in the county because of the hard economic times in the first three years of the 1980s. The Traverse City Data Center, "Inc. of Traverse City (a 10-county northwest Michigan regional statistical analysis company) has estimated that the population in Filer Township has dropped 5.7 percent to a 1984 number of 2,021 persons. For purposes of discussion here, and for projecting future population, the 1984 estimates are assumed to be accurate. The Michigan Department of Management and Budget, Michigan Information Center, has projected future populations for Manistee County as in~reasing by about 1,000 persons per decade. (From that 1,000 person increase one would subtract the early 1980s' loss of population.> Accurate statistical projection at the township level is not practical and is not done by state or regional agencies. Thus, a simple straight-line graph projection is used here. The projections reache~ using the graph method can be considered to be wi thin the reasonable e><pectations for Filer Township. Filer Township is inseverably connected to the general Manistee County economy and growth patterns. It is assumed events occurring anywhere in the county which impact the area's growth will have a correspondingly proportional impact on Filer Township ' s growth. Filer Township is currently ju's t under 10 percent of the total county population. This has been true for the . past several decades and there is_ no appare~t reason to expect that relationship to change in the future. When using the straight-line projection (center line) that method FOi nci des · with the e>epec:ted "just under 10 percent" of total county population. The assumption, or argument here, is that this proportional relationship endorses the reliability of the population projection graph. It is also assumed, in making these projections, that the following events will not occur: nuclear war; extensive conventional warfare invol~ing the U.S.; socia1 unrest leading to the breakdown of civil government in Michigan or the U.S.; severe manipulation or t6llapse of world commodity markets or the domestic economy; and severe natural disasters such as fire, tornado, flooding, and so on. The assumption also made is a period of steady, slow economic: growth in northwest Michigan involving Manistee County. There is considerable argument that the Manistee area is about to enter an era of home and business grpwth similar to what August 21, 1987 -27- �Traverse City had experienced. The argument is based on the idea that land and · building prices are still low in the Manistee County area but are highe~ both south and north of Manistee County along the Lake Michigan shoreline. The low prices will attract an additional influx of people as natural economic forces tend to even the prices out along the shoreline corridor. The opposite argument is that Ma_n istee will experience canti nued economic setbacks as the ar_e a·· s 1 arger "smokestack" industries continue to have the troubles they have had in the first half of the 1980s and as the county continues its shift from a _ heavy industry base toward high technology retail and service businesses. Both these scenarios can influence any projections, and both may occur at the same time, resulting in a canceling effect. \ The projections indicate virtually no net change in population for Filer Township from 1980 to 1990. Thus it can be assumed no additional road development, or additional land zoned for residential or commercial uses will be needed in the township beyond _what is currently used for those purposes. Using the high end of the.range shown in the graph, as many as an additional 100 people might_be expected, calling for the need and potential development of an additional 20 acres of residential home sites. (100 people are equal to about 34 families/households, each occupying abo·u t 25,000 square feet of land which equals just under 20 acres.) To infills areas for residential development-instead of continued strip development along existing county roads anywhere from · 1/~ to 1 1/2 · miles of new road construction will be required. This is to indicate an absolute minimum of undeveloped land zoned for residential development, because some may buy more than 25,000 square feet, and one must have more land to accommodate competitive speculation of land development. No additional commercial or tndustrial areas should be needed to accommodate additional Filer Township population. Infill means to have housing constructed in open lands, vacant lots, between areas of existing housing, such as parcels found behind homes fronting on Cherry, Merkey, Ramona and Red Apple Roads. 1 August 21, 1987 -28- �The following Township by age: table presents the population of Filer Filer Township Population by Age Table POI;!Ulation 305 persons Years o-f Age birth to 10 years 420 persons 11 to 21 years 311 259 252 308 255 --·I persons persons persons persons persons 22 to 32 years 33 to 42 years 43 to 52 years 53 to 62 years 63 years & older Period of Life Preschool and elementary school and Secondary college/work school Work force Work force Work force Work force \ Retirement The data, above, does not_ tend to support a widely held assumption that large numbers of young people leave the community because of lack of opportunity in the Manistee area. While local residents may be leaving the area to seek employment, apparently a near equa~ number of people in the same age group are also moving into Filer Township, thus keeping the population relatively stable. Residents of Filer Township are relatively well educated. According to the 1980 U.S. Census, of those people who are . 18 years old, or older: 524 complet~d elementary school and up to 3 years of high school 689 completed high school 179 completed 1 to 3 years of college 77 completed 4 years of college 45 completed 5 or more years of . college As discussed earlier, people move to Filer· Township from other areas of Manistee County, supporting the contention the township is a desirable place to live. A segment of Filer Township's growth is also from people moving into the -area from other parts of Michigan and the United States. Nationally, there has been, a · trend in the last 1:,i years for people to move out of major metropolitan areas seeking homes in rural and small town are~s. Demographic analysis by the Uni.ted States Bureau of the Census and data from the Michigan Employment Security Commission, as well as the Manistee County Land Use Plan of 1984, present similar generalizations about the type of person and the reason people move into Manistee County, including Filer Township. People move · to · Filer for three reasons, in addition to relocation from other parts of Manistee County: persons moving here for employment opportunities, retirement, or seeking to get away from the large city. While those are thought to be the main reasons, they are certainly not the entire picture. Other reasons include moves as a result of marriage, . marital dissolution, seeking larger housing or less expensive housing, leaving school or the armed forces and desire for a change of August 21 , 1987 -29- �( climate. However, most these reasons are secondary. Major purposes for relocation. are for employment, retirement or escaping the city. Detailed discussion on employment and economy is discussed in a separate working paper, but . suffice it to say here that Manistee County shares in the national trend toward increased numbers of jobs available in retail, services, finance, real estate, insurance, transportation, utilities, communications and health fields. From 1970 to 1980 Manistee employers have provided about 17 percent more jobs overall, though some of this gain has been lost in the first three years of the 1980s. Lack of new job availability in the manufacturing and in~ustrial center has been the factor which has held the rate of growth in the county in check. In contrast, new industry\ opening in the Traverse City area has been accompanied by a much faster population growth rate in those areas, illustrating the impact of job availability to po~ulation growth. A portion of the population growth in Filer Township can be attributed to job availability, though that number of immigrants could increase considerably as the economy becomes stronger. Filer Township also sees a proportion of its residents moving into · the area for reasons of retirement. This is particularly true along the residential areas on Lake Michigan and to a lesser extent in other parts of the township. To the degree that retirees bring additional population to the area, those people contribute to the area·s tax base, economy and require ~overnment services • . Retirees buy cars, maintain houses, go shopping, and so on -- all of which contributes to the volume of business in service and retail businesses, which in turn leads to additional employment opportunities. The . final reason for moving to northern Michigan is the desire to escape from -the city. This ; migration also brings people who shop and thus contribute to the economy. They seek jobs, or less successfully depend on unemployment or social services. An important distinction to make in discussing this type of individual is that the desire is to get away from the city; not a desire for rural or country living. Thus, the expectation is for an urba~ level of services even ihough they are in a more rural area. Of concern in the south part of Filer Township is the potential for such individuals to .locate next to a farm operation or forest management area. In such an instance, it is not uncommon to hear complaints about the smell and dust from a farm, noise from machinery in operation on a farm or in timber harvesting, an~ so on. The farmer also may complain about his new neighbor's dogs, lights, and the neighbor's complaining. Also, such new · residents are not accustomed to having a septic system, its proper care, or the fact that a permit is needed; they want a . policeman, ·ambulance, fire truck.. at their door within five minutes of the call for help. There are also people who desi~e . to live in rural areas. Then, when individuais get older, or after a few years living August 21, 1987 -30- �there, they start to complain about the lack of urban services in their rural area. To avoid such conflicts in land use and to make it more practical and financially feasible to provide urban levels of government services, new residential development should be concentrated in only certain areas of Filer Township. Condensed development allows for more efficient _provision of government · services, allows for less infrastructure construction and maintenance to service a greater number of homes and businesses, and avoids traffic problems associated with lineal strip development along main arteries. Placement and location of new housing is of particular concern in Filer Township. Although the population increased 11.6 percent from 1970 to 1980, the number of houses in the township increased 26.2 percent in the same time period. This reflects the national trend toward - smaller families, and reflects home construction for use as a seasonal home, or second . home which may become a permanent residence in the future. Several tables on housing data at the end of this section provide various items of housing data on Filer Township. Data from those tables indicate some points . of note: The township has only 9 percent of its housing (68 housing units) used seasonally, a significantly lower number than normal for Manistee County as a whole. Most housing units were built between 1940 and 1969 in the township, with a proportionately higher number of housing units (comp~red to the county as a whole) built in the 1950s, 1960s and a somewhat higher proportion from 1975-1980. Filer has a higher proportion of homes with more than three bedrooms, indicating the community has a larger number of large homes in contra~t with the rest of the county. With the availability of the Filer Water Department, . a higher percentage of homes than is normally found in a Manistee County township have · public water supply. About 44 percent of the houses in Filer are serviced by -Filer Township Water D~partment. None of the houses in Filer Township are connected to a public sewag~ system. A septic tank with a drainfield or dry well is the norm. Most homes have steam, hot water or central warm air furnaces as the principal source of heat. Most homes in the township heat with natural gas-which is not normally found in Manistee townships because gas utility service is not available as it is in the northern parts of Filer Township. Oil is the second most common heating fuel used with other heating fuels trailing far behind. Market value of housing in Filer Township is higher than it is in the county as a whole -- about 10 percent higher. August 21, 1987 -31- �"1J1 I \ I, ' iY ~. ',~ ,-' . Persons By Race and Spanish Origin - 1980 U.S. Census Advance Final Count Data (April 1981) Municinality Manistee County Filer Township Manistee City* I (,I N I Tota-1 Population Persons Race Am. Indian, 1980 Eskimo .& Aleut White 22,615 i,124 7,447 23,019 2,143 7,665 98.2\ 99.1\ 98.4\ Black 0.9\ 0.8\ 0.6\ 202 17 46 47 0.2\ --17 0.2\ -- liltit;., cr#NI~ Asian and Pacific Islander 51 24 Other Spanish Origin 0.2\ 104 0.5\ 316 0.1\ 8 0.3\ 2 32 0.4\ 96 1.4\ 0.4\ 1.3\ *In early 1980 U. S. Census counts, Stronach Township's population was reported as 826 and Manistee City as 7,566. This was in error, as 99 people in group quarters (Heights Care Center) were credited to Stronach. The error was corrected so census data gives the total population as shown in the table above. However, statistics which further break down the population have not been corrected. The census wili not be correcting those figures. Estimate of Ancestry and Foreign 1.anguage Speaking at Home - 1980 U.S. Census STF 3A and PHC 80-3, Table 3 rsons-~ to 11 Years Old Who Speak A Language Other Than English At· Home Municinalit Manistee County Filer Township Manistee City Total 107 Over Who Speak A Language Other Than English At Home Percent of the Total Who Speak English ~ot Well or Not At All Total 667 47 219 1.9\ 4 57 ~-i ' ,p- I(: Percent of the Total Who Speak -. English Not Well or Not At All Percent of Persons, In Manistee County, 5 Years and Over Who Lived Outside of Michi2an in 1975 5.1\ 4.3\ 3. 6\ 4.8\ .- - 1.7\ �<_,$;:\ ; \.. ~ -, } / 1980 U.S. Census Ancestry lnfon11ation S.T.F. 14 Manistee County Plannin& Commission July 19, 1983 Total Population White PollUlltion ~ltiple Ancestr ...... . ....,...•... ...... ..,.. • ... ,... . ,... ....... ..... .... . .c .c ... .c 0 ... 0 .,, .,,Ii .,,0 • .c • ,... . II II II C I t,I t,I I Manistee Co. Filer Twp. Manistee City+ II u II .c !.! ... ... .,, .,, .,,Ii .c .c 0 0 Ii 0 t:I . C .t: Ii i:: -. ........ .... ...Ii. ....... Ii ... ... t• ... .... .• •. C ....... .... .......c. '5 .......i ....... a .c....... ....,,.u .... e .... •. • .5 .... l. t t.. ~ .5 Ii tllnicipal ity ....t- ,... .t: . .c . .t: :a Cl) .t: u C Cl. C .c . 6 .t: u 0 z 8 Cl) .... C C :@ 23,019122,61S 19,938 S204 29S4'276436J96Jl4? 30~34~316 4S~ 44~ 33~ 20~ I~ 69 69 48 2,143 2,124 964 sss ·usl 20 391151 12 S6 13 72 29 2 1 2 2 7,665 7,447 3: 206 16S2 718 75 08, 25 17 622 347 250 121 10 2 4 21 5 22 681 . II M u ....Ii. a,.~ ..• Q M II ::, t:I 9 2 - - 4 0 Cl. 4 2 - .,, .... II -•. II i: C . g.• f. Cl) .c 0 .c 0 z - 12St1S612141 - · 6 95 171 - 348 142 600 ~In early ·1980 U.S. Census counts, Stronach Township's population was reported as 826 a'l,d Manistee City as 7,566. This was in error, · u gg people in irou: quarters (Heights Care Center) were credited to Stronach. The error was corrected so census data aives the total population as shown in the table above •Indicate a sl1nificant portion of the population in the aunicipality has the indicated ancestry backiround in comparison to the county t : _ _ / t a l proportions. This does not exclude the possibility of ethnic c01111unlties within areas of a aunicipality. Manistee County has a hi&her . proportion of Polish ancestry in c011parison to Michiaan as a whole. However, statistics which further break dovn the population have not been corrected. . The census will not be correctin( those figures. -~ · �"'~ i' I ) •.'",) Resident-Seasonally Adjusted Average Population - Based on 1980 Census Advance Final Counts (April 1981) and Household Data Tapes (July 1981) I ~ r-bnicipality Penn• anent Pop. (a) Total Housina (b) Ma!)istee County Filer Township Manistee City 23,019 2,143 7,66S Vacant/ Seasonal Housing 8,490 718 3,036 3,74S (d) ~ve. Pop./ Household (afc•e) Seasonal Pop. (e·d•f) 2.68* 2.98* 2.s2• 10,106t 203 S32 , A I Penaanent Housina (b-d•c) 12,23S 786 3,247 68 211 Potential Peak Peraanent and Seasonal Pop. Peak Pop. (e·b•1) Seasonally AdJ. Ava. Pop. ((1•S)•(a•7);12•h) 27,178 ♦ 33,001· 2,342 8,182 2,226 7,880 *Figure fr011 U.S. Census, figuring 239 people do not live in housing units; rather in convents, donas, Jail, transient, ■edical facilities. This will cause a variation of 140 in the City and 99 in Manistee Township. · . •• The County total figures represent s1.111s of the !Nnicipal figures below the111, as a more accurate representation of the county. ♦ Tourist-Seasonallf Adjusted Average Population - Based on 1980 Census Advance Final Counts (April 1981) and Household Data Tapes (July 1981) r-bnici~ Manistee County Filer Township Manistee City ♦ Est. I of Motels, Hotels, Cabins (i) 24 2 7 Est. I of Motel, Hotel, Ca• bin R0011s (i•20•j) 480 40 140 Est . Peak Motel, Hotel Cebin Pop. (J · l•k) Carnp Sites (1) 1,440 120 420 1,437 0 117 Potential Peak Camp Site Pop. (1•8•m) 11,496 0 936 Potential • Peak TouristTransient Pop. (k•m•n) 12,936 -120 1,356 - Potent.l a! Peak Penaanent I Seasonal Pop. Peak Pop. (1•n•o) Seasonal and Tourist Adj. Avg. Pop. per Day 46,117 ♦ 30,957 ♦ 2,462 9,538 2,280 8,322 (h•(k•.4S)+(m·.27) ■ p) The County total figures represent surns of the municipal figures below them, as a more accurate representation of the county. ' �/- ( \ .. 30 29 28 27 26 25 24 23 22 FILER TOWNSHIP POPULATION PROJECTIONS .. ... 2,61rl / .: // / ✓2,440 2,260 ... / 2. 193 _..~2, ;.~2":i 50 )..•2': 080 21 20 19 18 17 16 \ ,021 VI ]15 l-<14 "'O c::13 ;, ____..c: 12 ·c:: •'"411 §10 'j 9 cd 8 ,033 ~ ;, g, 1 0.. 6 5 4 3 2 1 0 1870 1880 1890 1900 1910 1920 1930 1940 1~50 19601970 1980 1990 2000 DECENNIAL .YEARS Projections: Population in 1990: ·population in 2000: 2,080-2,260; most likely near 2,180 2,150-2,670; most likely near 2,440 Manistee Cot.mty Planning Commission January 1985 -35- �,,. FILER TOWNSHIP ·- HOUSING· DISTRIBUTION houses per square mile: 200 and over 40 - 199.9 ~ ~ CJ 20 - 39.9 1 - 19.9 Zero -36- ----- ·------ ·-·-. - ... - ·•·- -·· \ �~ • ' ,.-------- , ~~~ :-· .~. _-_..,.., ;:..•·:1::~~f'>r-~::•,·~)::-_,_, : .. . ,!.• ·-:., :I;_ . ___ ,, I ·,.,,,. ·;. :·: ; ,;, ;: :.:,·--~ ... - :,·: ►;~'=~:'~~~:.:~~i/~-~ ,. : : .. , .: ,. . .f;:::,:!:·.:.'. :· ';1:... 1980 Census Data Advance Final Counts (A ril 1981) - Count of Housin 1980 Housin& 1970 Ho:isin1 Units \ Housin& Chan&e 1970-1980 t• Manistee County Filer Township Manistee City (Filer City/Oak Hill) 9,460 623 ·2,898 ...t +29 .3\ +26. 2\ +12 . 0\ 12,235 786 3,·247 (322) ril 1981 and household data tapes, July 1981 Housint. Households. Seasonal Homes - 1980 Census Data Advance Final Counts ... ... . .: 1980 Pop. ill Total Housin& Units Year- round PeT11anent Households ill ill 8,490 12,235 ·1116 (322) 3,247 23,019 · 1111 Manistee County 2,143 Filer Township (11S6) (Piler City/Oak Hill) 3,036 7,665 Manistee City *Ficure .fro■ U.S. Census, ficurin& 239 people do not live in housin& units; rather etc. · This vil1 cause variation in _the .City (140) and Manistee Township (99). I CA -...J I -• .· "'" . .... ~ · , : ;;, . , • ..•4 •• • People Per Vacant and Year-round Percent Seasonal Pe1111anent Group Seasonal Houses House Quarters ill (AfC•D) 31\ 3,74S 2. 611* 239 9\ 68 2.911* -o-• N/A -o-• 6\ 211 2,411· 140• in convents, dor■s, jail, transient, ■edical facilities, "'" ... . . .....• "'" . .. .. , . ' ,;"'• ; ··· : · · ····: ~ ·;: . -- 1: ·...... .. �~ ' I ,) r '· ~anistee County Detailed Housing Characteristics - 1980 U.S. Census PHC 80-3, Table 5 Year-round Housing Units Percent With: 1'l.lnicioalltv 1 (A 00 Manistee County Filer Township Manistee City Total 9,901 742 3. 231 Percent Percent Percent Built in Built Built in Years in Years 1939 or 1970-1980 1940-1969 Earlier 20.8\ 20.5\ 7.8\ 35. ◄\ . 43 . 8\ 47.3\ , 23. 1' 32.2\ 69.1\ S or More Houlln1 Units in a Structure• 3.2\ 0 . 5\ Water From 1'l.lnlcipal Central or Private Public Heat ln1 Air Utility Suooly Sewer Svstea Conditlonint 40.7\ 44.5\ 99 . 5\ a.o, 35.9\ 3.8\• 98.9\ 77.5\ I or ~lore Complete 3 or More 8athrooas Bedrooas 5. 8\ s. 1' 89.4\ 89.6\ 7.3\ 94.2\ 95.8\ 97.5\ 52.1\ 66.3\ 53.6\ . · I •Percentaees in this ·column appear as reported by the U.S. Census. Manistee County Planning Department contends the percentaaes are wrona. 1-bltiple housin1 is not that frequent. Percentaaes marked by this footnote should read 0\. Others should be ■ ade lower. •Percentaaes appear as reported by the U.S. Census. Manistee County Plannin1 Depirt ■ ent contends the data ls wron1. Percentaaes marked by this footnote should read zero, as there is no public or utility water service offered· in the respective 11Unicipalities . Total percenta1e for the county should also be adjusted. The Census Bureau staff reported people had a problem understandin1 the question. .. =}- Estimated Housin1 Heating Data - Summary Tape File 38 Heatin& Fuel · Heatin& Equipment l,bniclpal lty Manistee County Filer Township Manistee City Total Year-round Housin1 Units 9,831 743 3,232 Stea11 Central Room Room Floor, Wam Electric Other Wall, Heaters Heat or Air Heat Hot Built-in Pipe less With If/out Wate1 Furnace Pump . Electric Furnace Flue Flue 1,431 166 630 5,451 452 2,072 84 6 48 387 21 75 3)2 18 70 982 38 134 277 41 8 Fireplace Stove Portable Room Heater None 1,062 JO 18 48 J Bottle, LP Gas Gas 3,758 440 Z,674 811 44 14 - Coal Elect. Oil Coke Wood Other None 433 2694 2J 181 130 200 16 2 768 28 15 3 3 7 �1.::::\ ~! ' ' -~#·/ ) ...... .,.) ' Detailed Housinr Characteristics - 1980 U.S. Census' PHC 80-3, Table 5 Municipality I CA CD I Manistee County Filer Township Manistee City Total Occu~iei Housin1 Units Median Selected Monthly Owner Percent With Costs (Dollars) 1 or More Specified Owner Vehicles Occupltd With Available A Mort1a1e Percent With Householder Moved Into Unit 1979 to March 1980 90.4\' 94.4\ 82.2\ 15 . 3\ 8,490 718 ,lO. 2\ 3,036 17.0\ Median Selected Monthly Owner Costs (Dollars) Specified Owner Median Goods Rent (Dollars) Sp•ci!ied Occupitd, Not Morttued $319 $333 $298 Renter Occupied $201 $213 $190 $138 $140 $139 Estieated Are of Housin& • 1980 Census Data - Summary Tape File 38 Total Year-round Housinr 1-ltn ic i pa 11 Manistee County Filer Township Manistee City Uni 9,831 743 3,232 1979 to March 1980 197 29 17 \ I I . I I I I I I I I I I I 1975 to 1978 2\ 688 65 82 4\ 1\ \ I I I I I I I I I I I I I r'.' 7\ 9\ 3\ 1970 to 1974 \ I I 1,175: 12\ 58: 8\ 154 : 5\ I I I I I 1960 to 1969 \ I I 1,422 : 14\ 132: 18\ 254 : 8\ I I I I I 1950 to 1959 • \ I 1,181: 12\ 164 : 22\ ·252 : 8\ I I I I I --- 1940 to 1949 901 55 239 1939 or Earli \ I I I I I I I I l I I I I 9\ 7\ 7\ 4,337 239 2,233 \ I I I I I I I I I I I I I 44\ 32\ 69\ �ECONOMY Filer Township's internal economy is dominated by manufacturing and retail activities. The domination of these two segments of the township's economic activity is so great, that all other categories of economic activity in the township account ~o~ less than 20 percent of the total jobs provided by businesses in Filer. \ Employment .and Business Estimates Table (from Analysis of Employment and Business in Manistee County, 1992 County Planning Commission) of Businesses in Twp. (Job Providers) # s. I. c. Code -1,02, 13 . 07-08 ~ 14-17 20-39 40-49 50-51 52-59 60-65 70-89 91-97 Classification Agriculture, n/a Mining Agriculture Ser8 vices &! Const. Manufacturing 3 Transportation, 1 (or 2) Utilities, Sanitation Wholesale 1 Retail 18 Finance, Insurance, 9 Real Estate, Etc. Services ~o Public 1 (or 3) Administration TOTALS 60 Jobs in Twp. 'Y. # Jobs n/a n/a 45 1/2 5 410 3 20 234 26 1/2 9% 1 /2'l. 5'l. 51 1 /2'l. 1/2'1/. 30% 4% 1/2% 29'1. 3 1 / 4'l. 1 1 /2'l. ~ L 47 6'l. 7 1'1/. 792 1/2 i. Total Jobs in Co. 19% 4'l. 231/. 3 100% The manufacturing segment of Filer Township's economic picture is attributable mainly to Packaging Corporation of America Mill in Filer City. PCA of Illinois is wholly owned by Tenneco Corporation of Texas • . The mill is one of several in the corporate conglomeration. The PCA mill in Filer City manufactures the corrugated medium for cardboard boxes. The corrugation, and final assembly into boxes, is done elsewhere. Shipments from the plant are by rail and truck. The PCA mill owns the head, or end, . of the Chessie System Railroad line. This August 21, 1987 -40- 1 /2'l. lOO'l. �mill accounts for over half the exported manufactured product from Filer Township and a significant amount of the total exports from Manistee County. The PCA mill has historically maintained a regular reinvestment of capital into the Filer City location and on occasion has sought industrial rehabilitation tax incentives from Filer Township for parts of the capi~al program. Recent investments have been oriented toward pollution control equipment, transition of boilers (for steam> from natural gas to coal, coal dock facilities, and increased efficiencies of operation. Competition in this industry has been intense in the recent past, and has a good chance to continue to be so. Use of ca~dboard, and sale of cardboard, not only faces more , intense competition from other cardboard · manufacturers but also is not obtaining a share of the market where plastics, styrofoams, and similar products have made inroads. With this background, concern at a local level for the health and continued operation of the mill may be warranted. Traditionally, the PCA mill has been a county leader in terms of wage and benefit packages for its workers. In the past four years, other heavy industries in the Manistee Lake area have assumed that role. Employment at Packaging extends beyond those directly employed at t~e mill. PCA contracts/subcontracts with logging operators ·. and truck drivers/firms for the purchase and delivery of its raw material. Within Manistee County, an additional estimated 222 jobs are directly dependent on the. PCA mill in addition to Packaging's employees. PCA uses a hardwood -- aspen, poplar -- pulp log for its - paper-making process. While other wood can be used, the company has been becoming particular as to the type of wood purchased. PCA buys pulpwood -- by the pulp cord hauled by bolt truck or chips hauled by semi -- from an ar,ea as far as Mio. A circle extending as far as Cadillac is common, and purchases have been made from distances farther than Mio. Increasingly, a problem faced by PCA. and all of the logging industry -- is the . fractionalization of land into parcels which are smaller than 40 acres in size. For a pulpwood logging operatior, it is estimated b)i. foresters at PCA that 25 to 35 ac~es are necessary simply to break even on costs to set up logging equipment at a site. A wood chipping operation has a requirement of 40 acres or more for an ability to break even after set up costs. While this calls for large parcel, or stringent forest preservation goals for land use in much of Manistee and other counties, there appears little opportunity for such measures in Filer · Township. PCA owns large parcels of forestland in Filer, but soil fertility and thus potential for regenerative timber management practices, or growing of hybrid poplar trees, is not practical. The second major industry in the township was Manistee Forge Corporation. The Forge plant, tied to the nation's steel industry, shared the problems related to steel manufacturing in general. It closed down in 1985-6~ Between the Manistee Forge August 21, 1987 -41- �( Corporation site and Packaging Corporation of America is the site for a proposed cogeneration plant, to use waste products from PCA along with coal to create steam. The steam will be used to generate electricity (for sale to Consumers Power Company> and then sell the steam to PCA. Other manufacturing . firms in the township are small operations wholly owned by an individual who lives in the area. Those firms are _c haracterized as having ..fewer than 10 employees and remain largely anonymous in the community. The second major segment of Filer Township•s economy is the retail sector, reflecting the township·s position as a city-edge shopping mall _ area. Two shopping areas are·· located in the township, Cypress Street Plaza and the shopping center associated with K-Mart. Filer Township ha& the only shopping ,malls in Manistee County with the possible exception of Shopper's Square within -the Manistee downtown area. The largest grocer in the county is also located in one of Filer's shopping centers. Both shopping areas are nearly adjacent to the Manistee City limits and front on U.S. 31, the major artery approaching Manistee City from the south. The strip of development which includes the shopping malls and other retail and service enterprises draws shoppers from the city and much of the Manistee Lake area hinterland. The hinterland is loosely defined as extending sou~h to the Sauble River, east to the Manistee-Wexford County line, north to Arcadia, but excluding the northeast corner of Manistee County <Copemish area>. Sources of employment and economic activity are listed below. The listing is or.ganized according to the Standard Industrial Classification Manual CU~S. Government Printing Office, 1972>i and based on the · Manistee County S.I.C. List, 1982, Manistee County Planning Commission, and personal knowledge of members of the Filer Township Planning Commission. February 19, 1988 -42- �FILER TOWNSHIP COMMERCIAL/INDUSTRY LAND OCCUPATION 1985 -43- -. - ... ... - Dlanis~ee Coun~y Planninn Conunission · --·-·--·-•...... - -- ----- ·- -···-----. . ~-·- - ---- ·---·----·- · ···-- ~ --- -- - �S.I.C. Groups: A. Agriculture, .Forestry and Fishing Seven major part-time farm operations Slawinski · Preuss, Chuck Preuss, Herman Sievert, Frances Sievert, .Fred Sievert, Jack Wresins.ki Major land ownership · by Packaging Corporation of America for forestry. U.S. Forest Service Distr:ict Ranger Office, U.S.-31 · . South Steinberg's Landscaping, Maple· Road \ Dufon's Landscaping, Canfield Road B. Mining . · Transient oil and gas drilling and recovery operations. Salt brine .. wells associated with industries in two adjacent municipalities. C. Construction . Sul_'l-Lite Glass Company, ·Nelson · street Krolczyk~ Skiera, Red Apple Road Todd Ketz, U.S.-31 ·South Wright · Carpentry, S~- Maple Road Bruce Elli&, _U.S.-31 South Schrader's Masonry, Twenty Third Street Field Plumbing and Heating, Nelson Street Justmann·s Plumbing and Heating, Nelson Street Carl's Excavating, Cherry Road Rademaker Liquid Dust Layers, U.S.-31 South Industrial Welding, Oak Hill D. Manufacturing · Packaging Corporation of Americ~, Filer City E. Transportation -and Public Utilities Centel Cabl~ Televi~icin, 1213 U.S. 31 South Davis Cartage Company, Oak Hill · Filer City U.S. Post Office, Filer City _Filer · Township .Water Department, Oak Hill Kowal~ki " Trucking Ca.,·oak Hill F. Wholesale Trade Welsh Distributing Co. (Beverages>, Oak Hill G• .. Retail . Trade Building Material& Linke Lumber Ca., Filer City ·Department Stores . S.S. Kresge ·Co. <K-Mart), U.S.-31 South Food Store& Plumb's Inc.,. U.S.-31 South Eberhard' & Red Onion, U.S. -3_1 -South T -& · B Market, Filer City Witts End, Filer City February 19, 1988 �H. Automotive Dealers and Service Stations Manistee Ford-Mercury, Inc., U.S.-31 South Yates· Chevrolet, Inc., Oak Hill Phil's Auto, u.s.-31 South Oak Hill Service, Oak Hill Clark, u.s.-31 South Imperial Oil Co., inc., U.S.-31 South Apparel and Accessories Furniture and Home Stores The Drapery Den, E. Preuss Road Tandy Corporation <Radio Shack>, U.S.-31 South Eating and Drinking Places Ruth's Anchor Inn, U.S.-31 South Armedo's Pizzeria, U.S.-31 South · Elias Brothers Big Boy Restaurant, u.s.-31\ South Michigan Pizza Hut, Inc., U.S.-31 South Wendy's Restaurant, U.S.-31 South Bungalow Inn, U.S.-31 South Filer City Tavern, Filer City Gorley·s Tavern, Oak Hill Miscellaneous Steinberg Monument Sales, Maple Road Revco .Discount Drug Centers, Inc., U.S.-31 South Finance, Insurance and Real Estate First of America Bank - .Manistee Branch Office, U.S.-31 South Security National Bank Southgate Branch Office, U.S.-31 South Filer Ci ty Mill - Employees Credit Union, Filer City Manistee County Federal Credit Union, U.S.-31 South Lutheran Brotherhood (insurance>, Preuss Road Filer Township Economic Development Corporation, Oak Hill Joe Adamski, Real Estate, Oak Hill Mount Carmel Cemetery, Maple Road Trinity Lutheran Cemetery, Maple _Road Services Lodging Places Day's Inn, U.S.-31 South Hillside Motel, U.S.-31 South Sunset Motel, U.S.-31 South Personal Services Karla's Shop, Maple Road Gladys Lijewski's, Oak Drive Business Services Tye's Neon Signs, Oak Hill Auto Repair (not sales> Band S Repair, Oak Hill Tuff-Kate, Filer City Schrader's Auto Shower, Oak Hill · Miscellaneous Repair Leroy's Lock(smith> Shop, Oak Hill February 19, 1988 �Bob Mikula, T.V. Repair, Oak Hill Hanson Television Services, Merkey Road DeCair Welding, Merkey Road Holm and Sons · Septic Tank Service, Red Apple Road Motion Pictures Amusement and Recreation Manistee Lanes, U.S.-31 South Fo>< Hills Golf Course, Fo>< .,F arm Road Slender You, U.S.-31 South Health · Services Legal Services Educational Services South (Madison) Elementary School, Oak Hill G.E.D. Alternative Education, Filer City \ Social Services Michigan Employment Security Commission, U.S.-31 South Membership Organizations Amalgamated Meat Cutters and Butcher Workmen Local 539 (Eberhard's) Michigan Education Association, Oak Hill <Madison> Michigan State Employees Association <MESC> . United Food and Commercial Workers Local <Eberhard's) United Food and Commercial Workers Local <Plumb's) United Steelworkers of America Local 12585 <PCA> Crooked Tree . Girl Scouts, Camp Little Deer, Wildwood Road J. Filer Mill Community Club, Filer City Gentlemen's Motorcycle Club, Oak Hill Red Apple . Beach Association, Red Apple Road Lakeland Association, Fo>< Farm Road South Elementary Parent-Teacher Club, Oak Hill Veterans of For.eign Wars Walsh Post 4499,' Oak Hill Private Households Unknown number employing domestics, etc. Miscellaneous Public Administration ~ Filer Township Board of Trustees, Oak Hill Township of Filer, Oak Hill (government administration, tax assessment, water department, comm. ·dev., parks, etc.> Filer Township Fire Department, Oak Hill Filer Township Planning Commission, Oak Hill Filer Township is within an area of economic influence from Detroit -- as is all Manistee County -- for primary wholesale distributorship and a retail ~center. The township is within the economic influence of : Traverse City for secondary wholesale and retail shopping. (Grand Rapids may also be . considered as having :influence in ·this area, but Traverse appears to have an edge of February 19, 1988 -46- �,-:; based on ·. newspaper · circulation and political ties.> Filer Township can be .,considered an inseparable part of the Manistee Lake . area serving as .: a specialty-complete shopping area; with a primary economic impact on the •five municipalities around Manistee Lake and a larger hinterland defined above. Even though -the Manistee Lake area is politically divided between five municipalities -- Manistee City, Manistee Township, Eastlake Village, · Stronach Township a~d Filer Township -- the pattern of commercial, industrial and population concentration around Manistee Lake clearly makes the area one social-economic center. It is difficult, if not impossible, to isolate or separate the economic activities and influence·s of the Manistee Lake area by municipality. Many of the statistics generated by go~ernment agencies, universities, and private research , services do not generate data for local government units smaller than a county. <This discussion presents data that is currently available at township level. A summarization of county data will be provided here, as the reader may review county plans and reports for . detail.) A compa~ison of the table of Labor Force Profile at the end of this section with the tabfe on Employment and Business Estimates, illustrates that there js a great deal of commuting in and out of Filer Township to a person's job. Only 61 percent of the people who .live in Filer Township and work, are employed in the manufacturing· or retail sector. But over 80 percent of the jobs provided in Filer Township are retail and manufacturing. This comparison shows a · discrepancy. It does not measure the number of ~eople who live in-Filer Towriship, have a manufacturing or retail job, but still commute outside the township, and vice versa. The 1980 Census - Labor Force Table, following this section shows the 1980 U.S. Census estimated travel time for workers who do not work at home. • It is assumed that one can travel from any home in Filer Township to any place of employment in Filer Township within 14 minutes • .There are 164 residents of "Filer who travel over 14 minutes to get to work. Again, this does not measure those people who work outside Filer Township, but can get to work in the Manistee Lake · area within 15 minutes. It is presumed the • reverse also takes place, with nonresidents reporting to work in Filer Township. The proximity to Manistee City, and being a part of the Manistee Lake area places Filer Township in a geographical position that involves several advantages: ability to share a larger market area which supports a larger based economy. ability to share the Manistee Lake as an area port. to be a · member of a community which is ~ble to support railroad transportation. ability to anticipate the growth of businesses, and homes, which typically occurs at the outer edges of a .City. a February 19, 1988 -47- �( ·-._,1 ability to rely upon county-wide economic development efforts with minimal investment at a township level, with the· ability to benefit from employment anywhere in the hinterland by inc~eased shopping activity in Filer Township shopping areas. In contrast, the township also experiences what is perceived as some disadvantages to its location: the possibility of property taK · loss through annexation of township territory to Manistee City, cost of infrastructure .development to accommodate development and growth in the township, land use management problems associated with development pressures, environmental. con·c:erns associated with development and heavy i'ndustry • . In each case, the negative impacts can be reduced or eli'minated through planning and/or - enforcement of state s.tatutes. 1 Only with the issue of annexation does an apparent solution require Michigan legislative action: where annexation is no longer an antagonistic relationship, but becomes a process of border changes through mutual planning and tax revenue sharing. In that Filer Township is inseparable from the Manistee Lake area and · Manistee County economy, a summary of the Manistee County 1982 Economic Adjustment Strategy is reviewed here: By use · of a citizen committee of the Manistee County Planning Commission, and subcommittees specializing in various aspects of the . area's economy, along · with technical assistance from the Michigan Department of Labor's Office of Industrial Training, an economic development program was prepared and adopted as the economic component of the Manistee County Comprehensive Plan. Membership of the committees included three residents of Filer Township. Both short and long-term projects were developed. The projects were then . integrated into a coordinated and balanced strategy for economic retovery. The report identifies the following ~ajor problems: 1. Continued high unemployment levels that exceed those of the state and region. 2. Lack of both new industry and growth or expansion of existing bu~iness. · 3. Lack of consensus a» to the direction and type of economy and quality of life desired by the county. 4. Relatively low level of tourism development. 5. Historically low growth rates for income, population, jobs and other economic indeKes. 6. Under-utilization of . forest and agricultural as~ets. ~ A 1 ac k of .1 eadersh i p . or unwi 11 i ngness of some community · leaders to exerci~e their positions. a. Labor-Management . relations that historically are characterized by mistrust, animosity and February 19, 1988 -48- �lack of respect and understanding of the aspirations and needs of each other. The lack of a coordinated and concerted 9. effort to retain, as well as recruit new industry to the county, "to pull the (economic) cart out of the mud" by creating a consensus as . to what needs to be done in the community ~nd marshalling the resources to see that it is accomplished. Other problems w.e re also identified including such areas as conflicts between local units of government · and media coverage of local news. The subcommittees developed 44 projects to be implemented locally to start the effort to~ard achieving a healthier economy. CTwo of . those projects involved firms in Filer Township PCA and Drop Forge.] The major thrust of the strategy is to protect and strengthen existing assets in the county. Once this base is firmly established, the next step is to expand and also attempt to recruit or create additional business. Two major related projects are intended to improve the capacity of the county to respond to economic development - opportunities. First, an Economic Development Office CEDO) with a full-time Director, has been established for the purpose of coordinating the efforts of the EDCs, IDCs, DDAs and other . local groups involved in economic development. It will develop an industry retention program, industry recruitment project and develop a series of programs to expand the capabilities, expertise and opportunities of local small businesses. (Second, · in] order to create an improved environment for more Jobs and eHpanded business, a Manistee . Area-Wide Labor Management Committee has been created. Its purpose is to provide a means by which labor and management can work to improve the Quality of Work Life in Manistee, improve . productivity ·and foster new economic development for Manistee County. Other strategies involve the . coordination and expansion of tourist attraction efforts both through improved promotion efforts and _an upgrading and expansion of facilities in Manistee County and emphasis to · improve and expand the utilization of the agricultural and forest resources. Improved utilization of present agricultural resources is proposed. A wood treatment plant tied in with improved management practices is defined by various projects as a means to improve thi~ sector of the economy. The 44 projects over the next five years are February 19, 1988 -49- �predicted to cost Sl,793,500 and directly produce 142274 identifiable new jobs for the county ' s residents. Just as importantly, a positive record of change, progress and successful resolution of present problems will have laid the foundation for renewed growth in the 1990's. Although, on a county-wide basis, ~everal problems such as unemployment, underemployment, low growth rates, etc. are serious, Fi.ler Township residents tend not to have the problems as severely as the county as a whole, or even in comparison to Manistee City • . The tables at the end of this section show Filer Township per capita income, median household or family income to be 1 higher than the county's or · city's. Unemployment rate estimated by the U.S. Census for March 1980 i& considerably lower than the city ' s or county's. The Census data also indicates the number of people below the poverty level is also a lower proportion of the total population for Filer than for the county or city. Economic issues in terms of agriculture or forestry in Filer Township are not significant. Manistee County Agricultural Extension Agent, Gerald Draheim, indicates there are only parttime (alternative income in addition to the farm operation) farms in the township; Sandy soils, with little or no fertility, do not allow for competitive large scale farming in the township. In addition, land values associated with urban sprawl do not allow for economically feasible operations. At this time only four farm operations are active in the township. Soil limitations also have the same impact on forest operations. Initially Packaging Corporation of America purchased large holdings for hybrid poplar development, but abandoned the proJ~ct in Filer Township when it was found the tree requires a mo~~ fertile soil. Timber . potential does , exist for red pi•n·e plantations, but there is currently · no local demand for pine ·of any type. There is current.ly a glut of pine available for harvest in Manistee County. · Economic projections for Filer Township are not really possible, in that it will be dependent . on two major companies: Packaging Corporation of Americ. and Tondu Cogeneratian facility. The remaining segments of the township's economy are tied to the county's , economic projections as a whole. Excerpts of the projections offered in. the county Economic Strategy of 1982 are offered here. The 10-county northwest Michigan region's population growth in the last 14 years has generated major expansion cf the non-manufacturing sectors of the economy. Government employment kept pace with the economy's expansion. However, manufacturing provided no additional new jobs and the number of agricultural jobs have declined dramatically. February 19, 1988 -so~ �'_. "''3 · .. ' -- . ' _) The . region's non-farm personal incomes also increased dramatically and more than statewide averages (184% vs. 130%). However, perhaps because of the high percentage of retirees in the region, and lower wage levels in general, per capita income continues to trail the state as a whole, as it did in 1970. The .region has moved smoothly into the service sector of the economy during the seventies. However, the manufacturing sector is stagnant. Higher costs of energy and consequent higher transportation costs may have offset the historically lower wage levels of the area. The decline of auto related industry in . the state, together with the perceived . business climate have _ undoubtedly also. had their impact. The area's I 'quality of • life' . and rich natural resources continue to be positive -factors for continued growth. Manistee County and Filer Township have not been immune from the effects of the national and state economies. Indeed, the closings of industries around Manistee Lake, in the early 1980s can be attributed, at least in part, to . the national recession. To a large extent Manistee County and Filer Township "have not shared in the significant growth-trend of the region during the 1970-80 decade. Population increased regionally by 31.5% compared to 12.9% for Manistee County" and 11.oX for Filer Township. · To some extent, this has resulted from a prevailing attitude in the county of controlling and even limiting growth. There is an often heard comment that the City of . Manistee does not wish to emulate Traverse City with ·some of the associated negative growth effects which that city has experienced. Development and growth will likely continue to . occur in Manistee County at a somewhat sl ewer pace than for the region as ·a whole, unless definitive actions are taken to change present policies and programs. There are, however, m_a ny reasons for optimism concerning those diverse elements which the county possesses that could give ~rise to an improved economy in the coming years. Among them are the many basic ·tools' for development" already in place, including an established Filer Township Economic Development Corporation, and the newly established Manistee County Economic Development .Office. The physical infrastructure of the county Cwhich is available to benefit Filer Township] is most impressive . and includes •· a modern Industrial Park in Manistee City and another ona in Kaleva, all weather harbor. and deep water port facilities, a long-term commitment for rail services, 30-mila access to Interstate highway and a modern 5500 foot runway airport. Other advantages the county possesses include February 19, 1988 �1 ' _j a highly skilled labor force, a newly formed Manistee Area Wide Labor Management Committee, eMcellent training programs available through Region 10 CETA office in Traverse City, and the Michigan Department of Labor's · Office of Industrial Training, West Shore Community College, vocational education programs and organized and effective county and township government. The county's · underlying stre~gth of its natural resource base · should continue to contribute significantly to its economy in the future, particularly the burgeoning oil and gas industry, salt mining and chemical companies and wo'od products industries. The county is represented by two financi~lly healthy banks with sufficient assets to provide 'the financial basis for eMpanded area economic development · acti vi ti es. · Manistee -County offers an extremely high quality of life with a varied four-season recreational climate. There is an abundance of public land to encourage both an expanded wood products industry and a viable tourist industry. The county's access to Lake Michigan as well as its numerous inland lakes and streams provides some of the finest fresh water recreation opportunities in the county. The economic outlook in Manistee County is largely dependent _upon the health of the national and state economy. There is no immediate forecast for a significant major industry to locate into the county, although recruitment efforts .continue by the Manistee County Economic Development Office and local officials. There is also no immediate significant employment growth forecast for Manistee County. The basic resource based manufacturing industries should benefit as the national and state economies improve, but ncit to the peak employment levels of 1979-1980. Manistee County's opportunities are substantial, yet generally under utilized or ineffectively exploited." Those applic•ble ~o Filer Towriship include: •Rich in natural resources; oil and gas deposits are presently being exploited from the Niagara Reef which cuts diagonally through the county from the northeast to the southwest Cand now includes exploration in . Filer Township]. Additionally, there are brine wells in Filer and around Manistee Lake. They were first primarily brought into production before the turn .of the century and continue to provide the basis for the location of· Martin Marietta, Morton Salt and Chemical and Hardy Salt (Diamond Crystal]. February 19, 1988 -52- �\. J · The county has extensive tracts of forestland owned by both the · Federal and State governments as well as major - holdings by private ~6mpanies. Improved management ·. practices as ,well · as a means by which small holdings could :be• harvested ~conomically could further improve this . renewable resource" · Cto the . benefit of Filer's major employer and for timber industry growth]. Manistee Lake and its connection to Lake Michigan via the Manistee . River · 'm outh provides a sheltered harbor for both pleasure and commercial boating as well as industrial Great Lakes freighters. At present, the use of the -lake as a Great Lakes port remains dormant. · Present usage is limited .. to importation of coal and lignite, road salt, .limestone and gravel. Only offloading facilities are in use; cn-loadi·n g facilities are · almost · non-e>eistent and have not been used in years. CTh·e lake/part is suitable , for use . by the new Interlake Tug Barga System, . but is currently not financially feasible.] Additional development of · marina related support facilities including housing, . entertainment and supportive services remains · relativ~ly unaxpl~itad. , Expanded e>eplot'tation of tourism and outdoor sports as·· i t · relates to the above -mentioned areas, as ~ell . a~ · forfishing, hunting, boating, hiking, biking, golfing and -. other · activities remain as major development opportunities, Cparticularfy with Manistee Lake and Lake Michigan . frontage]. Manistee area is literally not even on the map of some tourism material produced by various agencies. Its wildlife and fishing .are unexcelled. There is a possibility of spin-off business opportunities . from the waste prpducts of local industries. These include the sludge from PCA for use as a fer,tilizer, and its old logs for firewotjd and pallets. Another by-product, dolomite limestone from salt processing, has possible agriculture applications. The labor force in Manistee and Filer is uniquely skilled for · a northern coµnty with a high percentage skilled in machine trades, bench work and processing occupations. With an 11-12 year average education, long, steady employment histories and in their midthirties, the unemployed represent a unique resource that can provide a stable base for new industry. The stability· of . the work force is further attested to by the fact that while the median income for the county is BOX of the statewide median, -home ownership is 68~, the same as the , statewide average. · In addition to the existing port facilities, the county -is served by air, truck and rail, all of which have additional capacities that can be put to use February 19, 1988 �without new construction configurations. or changes in present Manistee has five industrial/commercial parks, including a largely undeveloped commercial area in Filer Township. "The . county •·s . governments have · also provided basic administration infrastructure necessary for, or to assist additional e~pansion, ~ncluding Fil~r Township's Economic Development Corporation.u There is also a history of utilizing P.A. 198 and P.A. 255, · Plant and Commercial Rehabilitation Tax Abatement Incentive programs. \ February 19, 1988 -:54- �Labor Force Profile ( 11'~o) STP I 3 Count of Employed Persons 16 Years and Older by Occupation Managerial and Professional Executive. Administration and Manager Professional Specialty Tech Sales and Administrative Support Technicians and Related Sales Occupations Administrative Support Service Occupations Private Household Occupation Protective Service Occupation Service. exc. Protection and Household Fat'111ing. Forestry. Fishing . Precision. Production, Crafts. Repair Operators, Fabrications, Laborers Machine Operator. · Assembler, Insp. Transportation and Material Moving tfandlers, -Cleaners. Helpers. etc. . Count of Persons, 16 Years and Older by Industry Agriculture, Forestry. f-ishing • . Mining Construction Manufacturing Nondurable Goods Durable . Goods . Transportat i.on Communications 1 Other Public Utilities Wholesale :rrade Retail Trade Financ~,·tnsurance, Real Estate Business and Repair Service Personal, Entertainment. Recreation~Service Professional and Related Health Services Educational Services . Other :Professional Related Services Public Administration ... County of Manistee Filer Township 606 688 so 272 265 674 1,067 54 78 118 55 266 507 12 87 10 131 · ·11 34 352 16 421 121 59 52 433 105 161 452 496 13 26 46 107 1,438 1,275 231 171 142 1,355 338 248 137 19 640 400 37 91 959 274 1,211 1,203 443 451 57 \ -~:i..1 17 6 273 98 73 36 573 252 124 42 29 10 589 602 179 279 61 38 30 29 233 174 77 170 22..r -55- City of Manistee 172 58 93 126 �(l ...... {:j.. \-.,, .). -,- t· . ~J. \ •_./ • l! 1980 Census Data - Summary Tape Fi le 38 . Municipality Manistee County Filer Township Manistee City .Work Outside Total Work in Labor Manistee Manistee Co. Co. Force 7,969 829 2,906 562 19 111 6,692 705 2,575 Worker 16 Years and Over in 1979 Transportation to Work Personal Work Vehicle Personal Outside Not . ReDrive Vehicle Public Michigan ported Carpool Alone Trans. Walk Other 34 559 12 192 so 5,101 628 . 1,830 121 12 42 1,375 114 423 703 27 430 · Work at Home 246 10 78 10 19 59 I V1 °' I 1980 Census Data - Summary Tape File 38 Munici?>ality Manistee County Filer Township Manistee City 5 Min. or Less 601 22 324 5-9 Min. 2,164 284 1,216 Travel Time For Worlcers Not l'!orkin 20-29 10-14 15-19 Min. Min. Min. 1,921 299 880 1,059 111 192 849 ' 30 68 At Home 30-44 Min. 692 ·-19 87 45-59 Min. 152 4 19 60+ Min. 154 33 �r ( l '-•. 7 ~ ~J ;· Wlnistee County Estimated Labor Force Dau ._ 1980 U.S. Census; PHC 80-3 Table 3 & 4 -In Civilian Labor Force the Last Week of March 1980 Persons 16 Years Old and Older lllnicipality I 1./1 ...... I Total Workers UnnJ)loyed Percent of Total Civilian Labor Force Persons 16 Years . and Over in the Labor Force in 1979 Percent Unemployed 15 or Hore Total Weeks 17,587 9,398 7,624 1,429 15.2\ 14 . 8\ 10, 76S 77 1,624 906 801 8.5\ 1,005 10.8\ Piler Toi.-nship 3,297 2,803 391 5,893 11.9\ 3,752 14 . S\ lanistee City IA household is any eroup of people, or one person, livin& in a housin& unit . •4 family is at least two people related by blood or aarria&e livin& in a housin& unit. Ranistee Cpunty • Soninstitutionalhed Persons 16-64 Years Old .. Percent With I Work Disability Total 13,952 1,369 4,576 11.1\ 8.8\ 9.0\ Per Capita lncoae in Median Dollars 19711 Dollars House- holds• ~ Private Wa1e/Salary Worker Federal Gov't Worker State Gov't Worker Local Gov't Worker Manistee County Filer Township Manistee City 7,969 829 2, 906 5,995 688 2,306 143 18 26 165 15 89 915 69 307 SelfEmployed Worker 672 37 -162 I· Families• $14,351 $17,281 $18,542 $20,950 $13,789 $18,504 $6, 182 $6,623 $6,466 Estimated Count of Employed Persons by Class of Worker - Su111111ary Tape File 38 Total Labor Jnco■ e in 1979 Unpaid Family Worker 79 2 16 -· -. �,- ,.,.. ~ ( '- - ! t':··--1 0 ·~ \ ..._,,· \ __) \ (...,_.J .,· . ._, Esti ■ated Jncoae and Poverty Data~ 1980 U.S. Census PHC 80-3, Table 4 ~mid alit Per Capita Inc011e In 1979 Dollars Median Inc011e In 1979 Dollars Households F111ilies . I V'I 00 I Manistee County Filer Township Manistee City $6,182 $6,623 $6,466 $14,351 $18,542 $13,789 $17,281 $20,950 $18,504 22,738 2,143 7,520 ' TotaJ . lnc011e ll 1979 lelov 125 Percent of Poverty Level lncoae Total• _.:,; .... Persons For wn011 roven ~tatus 1s oetera1ned 65 Years Percent 2,443 . 10.7\ 104 766 4,9\ 10.2\ and Over 530 21 227 512 25 175 742 32 239 230 7 64 3,664 150 1,171 *Total persons nwabers 1iven in this coluan vill not alvays · equal total population for each respective IIUllicipality. C011bini~1 of E.D. and block data was done to produce statistically accurate results for each ■unicipality. The 1reat'1 the variation froa actual population counts, statistical variation should correspond in the same ■ anner. +)-:?:~ ,/' .-:-• •·• .• } �COMMUNITY FACILITIES <INFRASTRUCTURE> This section is a quick review of the utilities and public facility systems available to residents of Filer Township. The full range of public services includes those provided directly by Filer Township, those provided by private utility companies, and thqse provided by other government ·units such as county, state, board of education, etc. \ With many services, File~ Township is serviced as a whole, or i~ conjunction with~ other municipal governments. All of Filer Township is within the boundaries of the Manistee Public School System which . services the greater Manistee Lake area. In Filer Township the school system maintains an elementary building -- South Elementary for grades three and four. School buildings for students in Kindergarten through second grade and fifth grade · through 12th grade are north of Filer Township. The township is within the immediate service area of the principal Maniste• County Public Library building All of Filer Township is within the Manistee Intermediate School District, and within the service - area of West Shore Community College. ' All · of . Fi 1 er Township is serviced by Michigan Bell Telephone Company, via the Manistee 723~ exchange. The township-~ through contract to a private company-provides door-to-door solid waste collection. Refuse is taken to a private landfill, in compliance with the ;Manistee County Solid Waste Management Plan. The entire . township receives police protection · from two agencies, both headquartered outside Filer, but within two miles of the township's north border. The Man~stee County Sheriff's Department provides police, jail, civil service, animal control, detective, marine patrol, canin~ and other court services. The Michiga~ S~ate - P6lice Post (77) provides police, specialized investi~ation, canine : services. Other eme~gency services are provided by West Shore Hospital and Manistee County for ambulance _service; federal-county coope~ative emergency services planning · for the event of natural disaster or war; and fire protection provided by the Filer Township Volunteer Fire Department. · UTILITIES Electri~ity in Filer Township is provided by two separate vendors. Most of the township is serviced by Consumers Power Company of Jackson, Michigan (see Electric Utilities Servic& Area.s map at the end of this . section) . Consumers has thF.' capability to provide multiple phase service to most of its August . 21, 1987 -59- �service area, and in the - ~orth and northeast sections of the township already , has an electrical distribution system in place to accommodate large-demand users. , West Michi~an Rural ElEctrical Cooperative Ca federallyassisted company under the rural electrification act) provides service ' to th~ southwest corner of· the township. While the Cooperative 2an · provide service to larger. customers, it does not · have the appropriate distribution system in place within Filer Township. Michigan _ Consolidated Gas Company operates natural gas distribution lines in much of northern Filer' Township. The Natural · Gas Service Areas Map at the end of this section shows the extent of - their available service area. Given the demand-volume. of business -- gas lines can be extended to ~ill ~n areas in the northern part of the township~ A corridor along Maple Road also has -· the . potential for expansion, as was done along South County Line Road, mainly to service Driftwood Village Mobile . Home Park in Mason County. Two post offi-ces service Filer Township. First is the Filer City post Office -~hic~ provides post office boxes fer ~esidents of the com~unity of Filer City. The Manistee Post Office provides ci~y _deli •very _to Oak Hill resident~ and rur~l delivery to the remainder of the township as shown on the map with this section. Cable television is av-ilable to an area of the town5hip similar t6 Michigan Consolidated Gas's service area. Th~ Cable Television Service Areas map ,;l.t the end of ·this section ;;ho;..is the area wh~re Centel Cable - . T.V. generally has lines iG place ~or customer service. WATER, SEWER AND DRAINAGE drair•s•, 31~ Except for Manistee County agricultural stormwater drainage is associated with the Michigan Department c,f August 21, · 1987 -60- �Highw_a ys; .. Manistee - County· roads, or private parking lots. In each·~ase, - the _maintenarice and .~P~~at{on · of the . drains are done . fn .. conjunction ,;,'with the ■· Great tr~nsportatio~ facility; .· Lakes The ' ~anistee Co~n~y Dr~in Cable Commissioner maintains Green D L~ke Count~ Agritultural Drain. Area Geherally, county drains ~ere constructed to- provide drainage of wetlands or moist 8 u • agricultural . lands · so the • ii ser~ice area can be used for farm · purposes. Normally in Manistee County with the ll • • preponderance of -- well-drained sandy~ soils -- _agricultur~l ·drains are not needed. However, -i~ parts of Sections COMMUNITY ANTENNA TELEVISION 25, 30, 35 · and 36 ·of Filer SERVICE AREA Township, heavier s 'oi ls and poorly drainec{so.ils are found •. As shown on the County Drain map, ·_ at the end ·:- of · this sec.tion, most of Section 30 is serviced by-_ a c .o unty drai'n. · ~Filer Township. does not have a sewer system. Sanitary sewer and · commercial _wa~te -: di·s ·posal is accomplished by use of ManisteeMa_son:,·Di strict· Health Department-approved • septic tanl< and dr-ain field · or similar system. I~ the late 1970s the township was par-tic::ipating · in- -' the _South West Manistee County Utilitie>s Auih6rJty ._ with the fi~e other municipa:ities ~round Manistee Laket at~e~~ting to .seek federal grants-i~-aid to upgrade M~ni5tee City·s _se~age treatment plant and construct collector lines a~ound Manisfe~ Lake. Design work h~s been done for Filer Township for collector li~es tp service roughly the same ~rea as the township's _ water system curr-ently services. Financing at tempts have . been unsuccessful ~r.d thiree of tr,e f i VP. municipalities. aited to not particip~te in the system. At this time it, . is -unlikely sewer lines will be constructed in Filer Township. Manistee City is proceeding with 1.1.pgrac-ir1q its ;;ewer . treatme~t plant en its own. The Filer Township Water Department provides municipal water to the F~l~r City ~nd greater Oak Hill area wit~ three water w2l_ls _tsae map entitled _Fi. ler Township Water Eyi;;t~·•m). luhi.le the ~~ter sy~tem does not pr~vent yround~ater po: ~uticn from septic ;;ystems . in t:-,e rel ati ve-1 ·r de-nse pr,p....11 .;,.ted ;:,,-.;;,~-=- o-f the tm-.nshi rs, it da&i ~rcvi~F a water ~cur~e which is not likely to be c~~taminat2d from septi~ sy~tems. ror th1s r8aso~, smallP~ i:,-;;.r-ce!. siz:s can ~1e all"c,w-::d --- ir; contr-~st to_ l'JthEr a :-eas ,:if the towr-s:,i p, wat:1:?r sy5tem is cwrren-t:l'y' cldequ,;-..te fo...- 2:dst:-1rac3 use,. anticip~ted demands. · and e~pansions rFsult in som@ r1E·-fiClPiiC:le;;. _ The fc,lfrn,-ing is i~Lo_ted -4rc:im Fi.J,:?r T.£.;~i)<;-hi_g__W~t~•r The -Ho~ever, · Ai.Jgust -~ r, 198"7 J1 • �System Extension Preliminary Engineering Study summary by Gosling Czubak Associates: of Traverse City, May 1985. , Fi.l er·· Township• s ,water system · · has an adequate . supply to furni~h water . to the d~velo~ing commercial area along .U.S. 31 in the northern - part of the township. However, the pressures a~e too low. The Michigan Department . of Public Heaith will not permit extension of · water mains in , this area unless the low pressures · are alleviated. The projected average water consumption of the fully~developed study area is 55,000 GPD. ,. . Regardless of the met.hod used to alleviate the 1 ow pressure, · .the water main must be . e><tended to the commercial area. · The cost for constructing about 6900 feet of a. inch water main to serve the entire study area is estimated to be $277,000. · Construction of the water main can · be · segmented. This will help spread the cost. because the water main can be constructed in sections as the need develops. :aptio~s to alleviate the low pressure in the study area include: Altjrnate A Raise existing elevated tank Alt~rnate B Install a pressure booster station Alternate C Purchase water from.Manistee Alternate D _ Install large .diameter water mains The recommended · improvement op-tion is Alternate Bpressure ' booster station with hydropneumatic storage. ·The estimated cost of this improvement option is : .-$125~000. ·- The -combined _c ost to improve the water pressure and construct the water main that is needed at . this time (S~gment 1), would be an estimated $158,000. Alternate . Bis recommended because it is the least costly of the practi~al ~ptions that would be permitted by the M~chigan Department of Public Health. - Filer'. T~~~ship maintains about 20 to 22 storm drains in the Oak Hil~ · and Filer · City areas •• The drains consist of a street surface grate and a drywell. The function is so surface water on roads can . drain into · the drywell for discharge into the ground. · Few of the drywells are connected to storm drain mains. File~ City "Road {n Filer City is the only area of the township with drainage mains. The Storm Drains map at the end of this ·section . ~hows the approxi~ate location of the drywell storm drains. At the time of writing, these are all of the known · drains of _this t~pe in t~e township. SIDEWALKS , , A . second cha~acteristic of the two different types of Township is the existence of residenti~l · areas in Filer sidewalks. ' In Oak Hi 11 and Filer City the township maintains August 21, 1987. -62- • �p~destrian walkways., along most residential streets. Sidewalks are not .· found . in other township - residential areas, Lake Wi nnogene, ·· Cherry · Road area, Red Apple . Road or Lakeland area. In those areas of.· the township where si .d ewal ks exist, they are not · al ways ;complete.· For ex,ampl e, sidewalks do not meet ·. (Filer and · Staunton, Hilty and 'Sheridan~ Oak and Twenty Eighth Street, · Nelson · arid Twenty Eighth Stre.et > or do not exist (Madison, west .Twenty Seventh Street, Manistee Street south of Twenty Fifth Street) in some areas. PUBLIC . BUILDINGS \ .,,.. I _Filer Township maintains three , public buildings: first is the ·Filer Township Hall, a one-room schoolhouse-style ~uilding with rest rooms, offices and parking. Second is the Filer Townshi~ Fire Department which houses the township's fire figh~ing equipment,. and · meeting room. Third is the former township school building in Filer City, more recently u~ed for vocational education .. by . lease to the Manistee Public School District'. · Also in Filer Township · is South (formerly Madison) Elementary School awned and operated by the Manistee School System • . · The. Oak Hill Improvement Association building became t6wn~hip . property at the beginning · of the 1985 year. The building includes a meeting room, full kitchen, rest rooms and . storage room •. PARKS, RECREATION FACILITIES AND VACANT PUBLIC LAND .~iler Township maintains a relatively sophisticated -- and ·1arge number · of public parks and r.ecreation services in comparison to other communities in Manistee County. The , administration of the park system is done by the Filer .Township Board of Trustees with park planning done through the Planning Commission -and citizen committees. A description of park facilities follows: A. . Filer City Pool - An outdoor pool operated and staffed during t~e summe~ season • . The pool is 60 by 125 feet, a league si _z ed pool. Facilities at the pool include a wading pool for , children; bathh6use with locker rooms, showers; diving board; and fencing. The depth - ~f the pool ranges from three to eight feet. Staff of about 15 people provide lifeguards, swimming instructors and checkers at the shower rooms. Use in 1980 averaged about 650 persons per week . . The general funds (Federal Revenue Sharing) is the source o~ revenues to operate the pool, about 520,000 net cost to the township. B. A neighborhood vest-pocket park across the street from the Filer City Pool. Equipment at the park includes four teetertotters; twelve . swings; four children's swings; merry-qo-round; two · s!ides; . two pi~hic .tables under a shelter. August 21, . ·1997 -63- �r• ~ • :'\: .~ -._.,1 •• -: . ·-•·. _·. c. ·. ·_oak · Hill · Improvement Association Park - The park used to ' be a , cooperative facility between the township and the Oak Hill Improvement. Association when ·the Association was active (the As·sociati6n has . since dissolved). The . township park facilities incl.ude two tennis courts; si>< swings; six children •s swings; a ·· teeter-totter; .· ·f our _ children ·s spring sets; a cross bar swing set; · : merry~go-round. ., D. · Ball· diamond ·on ·land between Twenty · Third and Twenty Fourth Street·s . ·. The ., diamond accommodates hard and softbal 1 g~mes~ with ' a backstop, dugouts, bleachers and fencing around the playing area. · · ·, E. ·:'. Sundling Park. This park is. a road which was removed and the 66 ~ foot road right-oi-way turned into a vest-pocket . park/access -to the . Lake Michigan beach. The park is a gr~en area .with · minor; landscaping · to .provide for . parking near the road and a physical ;separation · between parki'ng · and -the beach. Facilities include a - parking lot~ .· landscaping, two benches, stairs to the . beach~ · · ·- · : F. :.. Mago.on Creek ·· Natural Area. This facility is a 97-acre day-use ar_ea •with · about . a quarter mi le of Lake Michi_gan beach frontage loc~ted in the Magoon Creek river valley. The facility is designed for walking, and limited numbers of people in the park at any one time. Parking is limited to parking lots, when lats· are· -: full, .. the park is at its maximum environmentally ~~ceptablW capacity. The area has some environmentally sensitive environments, the creek, and erosion areas currently being ~~naged ' ·under a u.s~ . Soil Conservation Service recovery plan. -Facilities !include - two parking lots for 10 autos, one parking lot (at <' entrance) . ,for six autos; entrance . gate, entrance sign' regulation . sign, three map-directional signs; miscellaneous speed limit, -no . parking and boundary signs; ten picnic tables~ five gril_ls, - 6ne ·male outhouse, one female outhouse; 41 birdhouse-type signs _ and ~ posts; ~encing, . chip paths, auto barriers, entrance road, : mounted bronze plaque. ; . · e:: South ·Elementary School and grounds. Facilities, owned and operated by the __ Manistee · Public . Schools, include multipurpo~e ~com, · gym/lunch r6o~/auditorium; · five basketball hoops; two ·. mo~k_ey bars; . two · ;:_ merry-go-rounds; five swing sets; three slides; ·.hahd:_over-hand . bars; and a bal 1 di amend with backstop. H. · 'i Filer Township Hall, see discussion above. I. . Fi 1 er City School , see discussion above. J. ~acant public l~nd owned by - the State of Michigan <Department of :· Natural . Resources) on the north side of Canfield Lake.; _-;·,. <five ·. acres) __ . ·-. K •. - ·:.Vacant pubfic land owned by the Manistee Public Schools (Scriool F~~est> ( on west - Preuss Roa~; (40 acres) . __ L. ". Vacant public land owned by the Mani.stee Pub 1 i c Schools . <School Forest) on Maple Road. (40 acres) M. ' Private Sector: Manistee Lanes (bowling alley). N. Private Sector: Hillside Motel outdoor swimming pool. 0. Private Sector: . Veterans of Foreign Wars Welsh Post 4499 community hall. -64- • �' -. •'· -' P~ camp. /' · ·-;_ Pri~ate Sector: - . Crooked Tree Girl Scout Council day- Private Sector: · Fox Hills Golf Course. Ri Private Sector: Sunset. Motel .outdoor swimming pool. S. Private Sector: Day's Inn indoor swimming pool. Previous recreation planning done by Filer Township listed def~ciencies - in their recreation system which may be seen to still exist. . .There is no neighborho.od park -- children ' s pl~y~round -- '· to serviie the . area of Canfield Lake and to service the · •. area of · Cherry-Snow Trai 1 s-west · Red Apple-Windsor-Ramona Roads • . The possibilit~ . o~ entering into a joint use agreement with _the Michigan Department of Natural Resources may provide a · sit,e:··: -in : · the · Canfield · Lake area to resolve one . of the deficiencies·•.: Vacant land - e><ists in the Cherry Road area ~ but is ~enerally ~ct a✓ ailable for ·the township at a feasible price. Q. August 21, 1987 -65- �_ J::LECTlUC . UTILITY SERVICE, AREAS - . Z1 : ~ D ~~ - ~ fl a v i » ~ ,,b o'i':-. ~ 0 35 ....-- .... \ . I \(_,,.-·....,: . -66- 3' ' ~ :n l2 �( \ (~) \, _) NATURAL GAS ·SERVICE AREA ,_.., :,· •I .. ,,•, .;.. ~· ~ ::-. . ;;1: Michigan Consolidated , Gas Company service from existing gas lines II 22. I - 23 ~ 24. ' I Q\ ~, -..J I I II \ r, )4 I d • a ::J i -• ' 5 4 3 ~ 31 ~ JS 33 25 2 �stee t ice 60 ty er UNITED STATES POST OFFICE (ZIP CODE) SERVICE AREAS Filer City Post Office 49634 (post office boxes) 11 . '•. D · Mani ee Post Rural ti oute 12 If 49660 i .a 25 t ·• 3' D w,:= •-· .. ......., . -4- , -68- �,........_ ( \ t) I( 0 . ···, ......, ·. :·~'./- . LAKi_: .. . ., . " GREEN COUNTY AGRICULTURAL .DRAIN ~' CJ . · ;, . ·- .,:-.; . '\ ~· '. :,:,; . :·.; -~{-.);..\':· · . ·, -' '"_.r- b& ':...1D- Known -... . ·_ Drain Course : · ~~~inagO Service. . •:~ ._, .·•: : 22.· -. ._;· ..' r' .... ,,,, , 23 Open ·Trench Draine to I °'ID,, ·canf ield . Lake ·. ~nd Kaniate~ Lake ' 1w 'D )4 ~ a i z 33 25 ,, 31 ~ h --·~ .., ---- " ' 5 4 3 2 1 '·. · 'i . �/' l- . , -; I \ ) \ _) _ .. -t:3)• / ' 3 "•: 'Wt-.'IER . s1s1ni DE'IAlL . . . .. (Note: Detail ~ap's no~th-south . a~es 1s· tilted on the page.) \,late~ .-M.ait\ \,late~ \,lell 31 • Jl : ·~ ~ • : .~... 3' \ . ~ ~ 1:'2 ' 11111 Se~ic~ · Area ~ ~ ·- Area Serviced by Water System ..... 0 I . = H "'d ,. I ~ · en . ~ ,, Sol"',... 3' ,, :: ~ ;• ,. ,. ,.. ~ · ,1 ··• f\\.f.l\ C en "4 en ~:. �.... FILER. TOWNSHIP STORM DRAINS Cl) ti . C ;: - .. .. W.22nd St_, _ 14th St. I _.•---.i----~ St~-----........___ W.ZJrJ -1 I 15th St. 1',r w.l 24tl\ St. Sr £:, w. ,., v, ........ 17th St. r E. 24th St. ~51h ~I \ . l ~". .!11 ..., E. 25th St. ~ 18th C St. 0 :::> ... w. E. 26th St. 26th St. E• 00 ....C >( j ', . ' ... E, 28th St. '-1,-rk ,., ·1,,1 Lake Winn<;>gen e. Subd1.vis1.o ti • ti ... . ... Cl) .... Oak Hill Detail .,__ _ _ Madison St. C: :;! • -f . Filer City Detail .. • ~torm Drain Drywell · ~ Storm Drain · ..... Main Mee St. ..: Vl ... C t'O ~ t., Pllcr Ave. • .I I -- •• llllty 'II I I • Warren -71- I I I ..,... ... n, "1 CJ. n. �.. SIDEWALKS en ... ti C (found only in the areas of the township shown) > road with adjacent sidewalks ----•road 1¾:---, sidewalk "eE' W. 22nd St 14th St. ~ ~E' W.23r St 15th St. - c: .. 1 "" ... -5 w. ; 17th St. £.· 24th St. 1 ... E. 25th St • f'\ .. en· 18th g St. ;:I ! E-. 26th St. W. 26th St. , M ... CIO C W. 27th St • )( .s / U,, . 1 , ,v U.t Lake Winnogen e Subdivisio W.28th St. E. 28th St. -~-r... - u • u .. .icn ...•C ~ Hadiaon St. :i! . Oak Hill Detail Filer City Detail Mee St. M II) M C • '" c.., Filer Ave Hilty -72- �- PUBLIC BUILDINGS A Filer Township Fire Department ·' ■ File~ To~ship Hall • ·schools 7l 21 a a 25 JI i I I »- ,. I • ' . -73- :n 32 �FILER TOWNSHIP PARKS, PUBLIC VACANT LAND, AND PRIVATE RECREATION FACILITIES • Public Parks llillIIIIII] Township-Owned Land ~Manistee Public School-Owned ~Vacant Land ~ . State of Michigan (DNR)-Owned Vacant Land ■ Private ' 22.■p Recr!ation Facility 23 Letters on map correspond to text. ..,. I r--. I ti l) ~ ■Q )4 -_) ' 5 4 31 36 %> 33 3 2 ) �TRANSPORTATION t '-..../ The major thrust of transportation planning in Filer Township will center on road construction and maintenance. Three other forms of transportation provide service within the township: Manistee County Transportation, Inc. <Dial-A-Ride and bus services>, Chessie System Railroad, and Great Lakes shipping. Road construction is one of the most powerful tools government has to influence the development or lack of development -- in a given area. Planning and routing of roads has more social impact than most other planning activities. Homes, businesses, etc. will tend to be built along existing roads. Land speculators tend to develop property in areas which already have roads, or have a short distance to e~isting roads-to minimize the developer"s cost for road construction. A clear policy at the township level as to what areas are programmed for development is important. Equally important is that the same policy indicates new roads will be built in those areas and new roads will not be built i~ areas where development is not wanted. Currently there are five types of roads in Filer Township. First is the state/federal highway which is maintained by the Michigan Department of Transportation. <Day to day maintenance is contracted out to the Manistee County Road Commission in Filer Township.} Driveway, sign and drainage regulation is handled by the MDOT's Cadillac Office. U.S. 31 is the only road of this status in Filer Township. It is the main north-south artery along the east side of Lake Michigan. The highway supports commercial development in Filer Township south of Manistee City. From time to time, MDOT proceeds with studies for the construction of a U.S. 31 freeway to and north of Manistee County., Currently the Northwest-Michigan Regional Transportation Plan does not project a need for freeway systems in the 10 counties in this part of Mich.igan. Pursuing this line of thought, MOOT, Manistee County Planning Commission and Manistee City jointly started a Manistee Lake Area Sub-Study Team which proposed improvements to existing highways in the area. Among the recommendations in Filer Township, the major need was for the U.S. 31 to be widened to four lanes from the south Manistee City limits to Twenty Eighth Street. Currently there is a traffic bottleneck, confusion point, where the road is four lanes in the city, narrows to two lanes at Manistee Catholic Central, then is three lanes until just south of Merkey Road and finally two lanes before going past the urban area with a lot of slow traffic turning off of, and on to, the highway. This situation has caused a large number of accidents. U.S. 31, from the city August 21, 1987 -75- �limits to Twenty Eighth Street, is the location of more traffic accidents than any other road or highway in Manistee County, outside the city, according to traffic accident report summaries prepared by the Michigan State Police. The second major re~ommendation of the Lake Area MDOT SubStudy Team is to construct a two-lane U.S. 31 alternate route east of Manistee Lake. In Filer Towns~ip two possible routes were proposed. First, a route to "head east near Preuss Road (incorporating a proposed Filer City truck route> around the south part of Manistee Lake, north through Stronach to M-55." The second alternative route is to roughly follow the Consumers Power high voltage power lines from the county line, at a diagonal northeast through Stronach to M-55. Both routes utilize existing M-55 to cross the Big Manistee River. The proposed route, it was recommended, is to pass as close to Manistee City as possible, to avoid use of local roads for access to and from the alternate route, and to avoid crossing the Big Manistee River in an area where urbanization and road crossings do not already exist. The Manistee County Planning Commission has taken the position the proposed U.S. 31 freeway should it ever be extended past Manistee -- should follow similar paths as those discussed above for an alternate route. Thinking is that it is important for Filer, Manistee City and Parkdale that the existing U.S. 31 be maintained as a business loop. To accomplish this, freeway interchanges are desired both north and south of the city, and the freeway route should be relatively close to the city. Further, the farther east a freeway route travels, the larger the number of environmentally sensitive areas which are impacted. Also, when crossing the Big Manistee River, the proportion of environmental damage to the Big Manistee River is directly proportionate to how far east the crossing is located. Minimum damage takes place closer to the existing M-55 river crossing. Finally, if going too far east, it will place the freeway east of the Manistee Blacker Airport in Manistee Township -- and a north interchange will be northeast of the existing U.S. 31/M-22 junction -- and too far for it to be likely to retain the existing U.S. 31 as a business loop. The second type of road in Filer Township is the county primary road. These roads are county roads, under the jurisdiction of the Manistee County Road Commission and their construction and maintenance are funded entirely by state and federal gasoline taxes. Primarv roads are main arteries, or through routes. In Filer Township, Maple Road, Merkey Road east of Maple, South County l_ine Road between Quarterline and U.S. 31 South, Twenty First Street, Twenty Eighth Street, Nelson Str·eet, Filer City Road <County Route 590), Heuer Hill Road, an~ east Preuss Road east of Heuer Hill Road are County primaries. <See maps following this section). Traditionally, Filer Township has adopted a policy of recognizing the major through rout~s in the township as predominantly north-south for traffic moving to and from the August 21, 1987 -76- �city. The philosophy is that existing north-south arteries should be maintained. From these major routes, side roads should radiate to service neighborhood areas. The side roads should not be through routes, or provide for easy or convenient travel through the neighborhood sections. Through routes in the township are considered to be Filer City Road, Heuer Hill, Nelson, U.S. 31 South, Maple and Cherry Roads. The third type of road in the townsh1p is the county local road. The county local roads (formerly known as township roads) are under the jurisdiction of the Manistee County Road Commission. Their construction is financed by state gasoline tax revenues and from the township general fund. Maintenance is financed by state and federal gasoline tax revenues. These are generally considered neighborhood service roads of varying degrees. Some have a seasonal status and do not receive yearround maintenance (no snow removal>. The road surface will vary, paved, gravel, graded sand or two-track (see road surface map following this section). The fourth type of road is the recognized private road. Private roads generally are built, maintained, and the responsibility of a land developer or the subsequent landowners. Private roads can be constructed in conjunction with a subdivision of land, an easement across private property to otherwise land-locked land, or private land roads. The Manistee County Road Commission discourages private roads in new subdivisions, and requires private roads in subdivisions to be constructed to county road standards. Private roads are shown on the road surface map. The fifth type of road in Filer Township (not shown on any maps in this report) is the incidental two-track road. Through recreational vehicle use, or just cross-county auto travel, roads are worn and defined by two-track ruts. Those two-tracks, which are not certified in the county system, have no legal status except for what someone might claim through adverse possession or prolonged public use. Such roads can be created quickly and will grow over from disuse in a short period of time. County roads (local and primary) are all certified to the Michiga~ Department of Transportation under Public Act 51 of 1951. The notations of numbers on the two certification map reproductions in this report give the length of each county road segment in feet or miles. The certification maps are used to determine the number of miles of county road for gas tax reimbursement, and becomes the Road Commission's offici~l statement as to which roads are public versus private or incidental two-track. County roads are on right-of-ways which are dedicated to the public (under Filer Township Board custodianship) as is common within subdivisions, er (2) are on right-of-ways which are recognized by use. Generally, a "user road" right-of-way is only as wide as the worn or maintained portion of the road. R □ ~d right-of-ways are also (3) owned by local, county or road August 21, 1987 -77- �commission, by recorded deed, lease, easement, in the same manner that anyone or a corporation can own land. Filer Township has a higher proportion of its roads blacktopped than is normal for most townships in Manistee County. With the possible exception of Manistee and Onekama Townships, most have half or more of the local roads as a gravel surface. There are townships in Manistee County where only primary roads are paved. The Michigan Department of Transportation and Manistee County Road Commission both set up equipment for periodic traffic counting. A map on following this section illustrates the results of the count data for Filer Township. Traffic counts strongly support the assumption that U.S. 31 South is the major north-south route through the township. The traffic count data also supports Filer's policy that north-south roads tend to serve as the major arteries through the township, and other roads serve as neighborhood connectors with fewer than 500 average daily autos. The traffic count maps further support the contention that Filer City Road, U.S. 31 South and Maple Road are major north-south arteries. BUS TRANSIT Manistee County Transportation is a federal/state subsidized public transportation system which services all of Filer Township. Service includes handicapped and senior citizen transportation, dial-a-ride (door-to-door or demand response) service, bus route in and around Manistee City and worker commuter service from rural parts of the county to employment locations in the Manistee Lake area and for community college students going to West Shore Community College. Manistee County Transportation also provides the promotional services for van and car pooling in the county and works with the Manistee County Road Commission/Michigan Department of Transportation to construct car pool parking lots. HARBOR Manistee Lake is a natural. deep draft shipping port. For Filer Township shipping is important for the importation of coal to Packaging Corporation of America. PCA maintains its own coal docks for this purpose. The potential for shipping related industry, or use of the harbor for shipping, also exists for the former Drop Forge Corporation and the former Great Lakes Chemical Company location. Associated with the county's economic development efforts there has been discussion and study for use of the harbor to ship coal to Manistee by unit train and for tug barge shipping to major coal users along ·the northern Lake Michigan shoreline. Returning tug barges may be able to haul pulpwood or other products for Manistee industries. While current studies show this concept is February 19, 1988 -78- �not yet cost effective, economies may change which will make the idea more attractive in the future. As part of the harbor and lake management, Filer Township participated in the drafting of the Manistee Lake Management Plan. That plan makes specific recommendations far the management and shoreline management of Manistee Lake, and is adopted as part of this plan by this reference. Of particular concern to Filer Township is the standardization of shoreline zoning around Manistee Lake, to define certain industrial areas and to provide for waterfront dependent industries having use of the lake for shipping, cooling water and process water. RAILROAD The Chessie System (formerly Chesapeake and Ohio) Railroad services the industrial section of Filer Township along the Manistee Lake shoreline. The railroad track approaches Manistee from the south, and goes north through Stronach, to Eastlake and around the north end of Manistee Lake before heading back south and dead-ending in Filer Township in PCA's yard. CPCA owns and maintains track farther into their yard and into the PCA factory loading area.) The railroad does not make a complete loop, connecting back with the railroad's approach to Manistee from the south. Railroad/highway crossings in Manistee City have long been an irritant and potential disaster situation for the Manistee Lake area. U.S. 31 in Manistee City is the only road heading north out of the city. It is along this road that the Chessie System not only crosses the highway twice, but maintains a switching yard. Thus, trains are switching by backing across the U.S. 31 highway. The Michigan Department of Transportation Manistee Lake Area Sub-Study Team found that the railroad/highway crossing is the number one problem with transportation in the Manistee Lake area. The study team made two recommendations to resolve the situation. The first is to extend Washington Street north to provide an alternative route out of Manistee City to the north. The second alterna~ive is to propose extending the Chessie System railroad through Filer City and south to meet the main rail line entering Manistee from the south (see map at end of this section). The switching yard would be relocated to that point (just east of the Filer-Stronach Township boundary). This would allow the railroad trac~ around the north side of Manistee Lake to be removed (so no track is found north of Eastlake, and no track is found north of the Big Manistee River Channel that runs between Manistee Lake and Lake Michigan). The advantage to the railroad would be a savings in no longer . having to maintain several bridges crossing the Big Manistee River delta, highway crossings, and the channel swing bridge. Advantage to the community would be the alleviation of the traffic and potential danger associated with the train crossing U.S. 31. Currently, however, Chessie System August 21, 1987 -79- �management is not receptive to the idea, unless the city and/or municipalities involved pay for the entire relocation cost. The potential problem, and concern, for Filer Township is the route of the railroad and grade around the south end of Manistee Lake. Both PCA and Forge Corporation -- as with nearly every major industry around Manistee Lake either . import or export (or both) material by rail. The Chessie System makes connections to most of southern Michigan urban areas, Chicago, Detroit, Appalachian coal fields, and eastern seaboard cities. Au gust 2 1 , 1987 -BO- �CI TY OF MfllllSTf/ \ -. • - ·r:·.., ··....- ~· · • • .i rr, . .• I h~--R--H-+1\Hrlt'-~:'1" • '-"T1""1 Ill ·' { ,.,-,,,.__ ~+mE~-\. '!.. :r;t: '• ~i-,.w,.t- ~ I { \ . QI . ; ,.., t1- r: I ,..... I VI :::, F O X F a r m R o d ) C V ~ C 11.■ II a. ,u :: C. a u Aultcrnate U.S t h C 0 U ',,/Iden to ~ n t \.......,. -81- lac �ca ·J MANis( W:oUNTY ROAD COMMISSIO~ !'\Ct 51 of 1951 Certification Map for Filer Township \ ,i' \ ~~i'l:,lr-~......; .. H~r.: .. I I n "· Ii! - - - - - - - - County tocal/R i I l I I • 1 ·,.·. • ' ,_ · ·--..·-· -~ ,. • ---- - _,' - • ,- ) / . , I / ci - ac '-w11JSOC1'. tt. ~u ,, ADA't.Z ..:..-.. f1: / / I ;~ ~ F Q) <Q ~ J: ,i II C o. _re, .•. Of. ~v ~ 0 ,1 ,f ~,./ . I /0 • iI - IC I.' ') :.·:uti I•; .,.. 11 o 1• ~ I RD . I ~~\ OS :+ I '~";•~•<• A&E L I E I \ . . ci ::ir:: ,' 0 E J H • FAW I I : :c: - ii t. ~ : 'I PREUSS F01. I FARM RD. I 'o •er -!! ~ I ► CA'fF1£LD L .... ._ .. /~ C \~ t)R. 0.11 f,.C,. JNC'/AN T~~IL I)° ,·o <::i 10 H + I ... -~ ~ ( ~ I x~ • 1"' C ;- I ( , j:: C ...... N ~ I . t.9- ______ 00 I ...... . ........ ,.?""", '"\- ~ . L: Road Jnder , jurl dic~ion 9f l adjacen~/ cit/ r coutiy l I ~]c.if ' :; ,JI - County Primary 11111·11~\\l!ljl!HIJ!lljljljj 1. !II :, ·.· -• .: . ·• - - c.~ State/F~aerall I ~- • ;, iI ;.w ~ r:: ' • . KING LA"E < .l. .... I r: M \µUt~ ~ µtttl 111 t1, t~ k-- -7- --.,~ i r I© I ! _ _! --°"' -- ll__ -,. __ _l_~lf �,, ROAD COMMISSION Act 51 of 1951 Certification Detail Map IZ. ,,-7 14 . .\ JJfl' St \ -,-/ . ' I .... u, '407 0 ,.._u ST. •01 i.; > < 15t, ST. II'\ •01 .....: ~ 0- ~ ~ l(:,!IST. ::, Q I:, -: "'"o .:... ~ 17nrst 'C 0 ~ •HO l8~ST. -. "" H\ I ~ 0.:, VI :~;. ::; 0 0 0 OAK HILL DETAIL l&I z > 0 t3!.9ST. "' "" '-'-8 0 ~ "' z4 t1 ST."' ► < ~ ..,"' ....., ZS'~St 0 ""o w J . #0 .... C.11 0 2.r.!s,: (,71 AD. LAKE WINNOGENE ION DETAIL State/Federal Highwa ----County Loca Road f f • County Pri mary Road 111111111111 Adjacent Municipali Road Alley or Narrow R.O.W . WILLI! l•9 ~ ""9 .., G.O.OYE ST. FILER CITY DETAIL ~~=~ HILTY -r-:.-~-,...-..,'-""'-_..... _, ST a:, I,\ C) 4l9 WARRENS -83- 198 �( : r \. (. l ROAD SURFACE -1... ,_.. See Lake Winnogene Detail cer-'C.e"C ut· c~"'e "t:J CV -~ ~ Road paved - - - - - gravel Merkey . ~ Snow Trails Q) Drive 0 I-, - - - - - - sand/two track West Red 0 e~ ~ sor I Lane 0 0 3: -.. J 4J Q) -.4 00 <G <'q~ "t:J CV e ~ QGumb~ La.h.e --· la, ----Adamczak Pt! r-- ....-0 -.4 ~"'<, t"ee CV C Rd. -0 -0 W-<.~gene ' Lake Road ::i: I uo ~ I Indian , _!r~l- l_!o~,,,' I. ------ \ Road .. \ lr- C: .~ 1;;- Cl) I --~~ " , . Critter ;,;- -fi-~r 0 ........ tf If -~o-~n:rch ,~ IC,. ' :,0 (I) •' Road • I E. Fox Farm Road I I I I I Fox IP. ex: (/) 0 C I I .... I <( I Q) Q. Q. ":T .... Q) I \ ' ~ ({AK-lng ~ Lake -0 • Q) ................ ' ex: - I ~---• ""•1th --· /",.., ......... ---··-, I I Line Road I- - - - 1®S~le ' ' �ROAD SURFACE I - - - - - - - paved - - - - - • gravel - - - - - - sand/two track ~ \;. ~e W.22nd 14th St, S t , - - - - - -...- - - - - ' \ . I <"<?. ~e W.23rd S t ~ - - - - - - - ~ - - - -.. 15th St. I i:.t I w.l 24tl\ St,\_.__ _ _ _. . ._ _ _ ___ St_ -5::, ~ W, ....., 17th St, II) 18th C St. :::> ... 0 ... 5th ~!St _ _ _ _ _ _. ._ _ _ _St. ___ E. _ 24th I I E. 25th St. g, t E, 26th St, 00 C >( j -'l, , r l , n 11,i Lake II • u ... .... Winn~g 7n 7 Subd1.v1.s1.o ... Cl) C ;j! Oak Hill Detail -----Madison St. Filer City Detail · C ..."' "·~- ~..---.·----~• '0 I,, u .c -g ..-.........!: 0 :, .... C C !:"' • • CII .c Vl • rove Filer I I I I I I I I I Mee St. ... ...l Ave.---~-.---,--..-~-, •~• __._ I I Hilty------1--ir--1 Vl ... C "' I,, t..? �r MANIS._..._,. COUNTY ROAD COMMISSION and MI IGAN DEPARTMENT OF TRANSPORTATION Average Daily Traffic Count 1970-1981 I I l,300e > I I 10,000 and up I ~----:--~ 5,000 to 10,000 1I . I I -- ... - I-- -I - -- -- .....I I 1,000 to 2,500 I I 500 to 1,000 I l l,350e> I • 0 to 500 I ' No count data available I co °' I 400 • 2,500 to 5,000 - - - - -- - - I I ,300e < Actual count points, with ' I average daily count. "e" means estimate. A 150e 700e :> < 140 / / / I I I ., I ~------·-- ,- -- - ------------·- ---------- - - - ---- --- ... I I I I I I 1_1_15 > ----_:_ --, -------------~~-- - I I 7/, D v- �,.0 Q., ~ "U IV :.: xtenslon Ra 11 road I ~ch yard and sw I Q lJ t -87- �LAND USE ANALYSIS This section of the Filer Township Plan will provide an inventory and analysis of the use of the land, ownership of the land, and division of the land. To do this the treatment of the Land Use Analysis is divided into the following parts: (1) a review of the ownership of land, (2) a review of the division or fractionalization of land including subdivisions and small parcels, (3) the various classifications of the land use, and (4) an analysis of the elements which define the distinct character of various communities in the township. LAND OWNERSHIP Land in Filer Township is predominantly privately owned. Most of the land in the township is owned by private individuals, for home, vacant, farm, or commercial purposes. The second largest landownership group in Filer Township is owned by corporations: Packaging Corporation of America, Manistee Forge Corporation, or Chessie System Railroad. Packaging Corporation of America also has substantial holdings in the southwest quarter of the township and associated with their secondary treatment ponds for the industrial discharge. Other notable landholders in Filer Township include Morton-Norwich International Inc. (brine well operation) and Great Lakes Land Corp. Ca landholding/investment concern>. The third group is Filer Township, with various holdings represented as local government facilities (parks, buildings, recreation, roads, etc.). Most notable in terms of land area is the Magoon Creek Natural Area on the Lake Michigan shoreline. The fo~rth major landholder in the township is the Manistee Public Schools, both for school · facilities and forested land. The former city landfill site is still owned by Manistee City; Manistee County has interest in some lands (via general bonding for financing pollution abatement equipment for Packaging Corporation of America>. In terms of acreage, federal or state ownership of land in Filer Township is insignificant or nil. A map on at the end of this section illustrates the landownership pattern within Filer Township, naming the larger parcel owners. This map also begins to illustrate the pattern of land fractionalization in the township. LAND FRACTIONALIZATION August 21, 1987 -88- �it is in which Fractionalization of land is the manner large acreages vs. small lots; divided into parcels; such as straight edges vs. irregular square vs. long narrow strips; boundaries; and so on. The most dense (small lots) division of land is generally represented by the existence of subdivisions. When a landowner chooses to divide his land into more than four parcels, each 10 acres or smaller in size, within a 10-year' period, a formal plat must be drawn and approved as a subdivision. Other splitting of land is done as dividing property into smaller parcels. A proposed plat (the drawing of lots) is subject to a lengthy review by township, county and state agencies before the land can actually be subdivided. The review and approvals are designed to provide government the opportunity to insure compliance with zoning, that there is adequate drainage, septic facilities, road access, open space, and so on. The map of Subdivisions following this section shades in the areas within Filer Township which have recorded -- approved -- subdivisions. As a generalization, subdivisions tend to cover the largest land areas in the more urban areas of the township: Oak Hill, Filer City, Cherry-Red Apple Roads. There is another concentration of subdivisions along the Lake Michigan shoreline reflecting what was originally resort residential development. Extensive land fractionalization has also taken place ir. the township. The map entitled "Land Fractionalization" shoi,Js the area within Filer where parcel sizes are ten acres or smaller, but not within subdivisions. The areas where land is divided in this manner are commonly found adjacent to subdivisions and along main roads: Oak Hill area; Merkey-Maple Roads area; along Fox Farm, U.S. 31 South, South County Line, Preuss and Indian Trail Hoads. By comparison of the land fractionalization map with the plat map on the previous pagei one can observe that much of the fractionalized divided land is into parcels which are about 10 acres in size. Each parcel often has one home near a public road. The remainder of the parcel lies vacant. This arrangement cre~tes a situation where land which is not near a road is split up into ,d ifferent ownerships. T.his results in land remaining vacant ar.d generally not available for residential development. Small parcels are often not as economically feasib!e for developers to work with, particularly with the development of a subdivision requiring road, drainage, or other development. The result is a lack of "infilling" in areas of the township wherEresidential development is occurring. Homes tend to be built along roads, resulting in a residential land use pattern in strips along both sides of a road, while property behind the homes remains vacant. The residential development then continues to move along ro~d corridors rather than the development filling in behind existing homes: "infilling". . Fil er- Township has more than adequate l .;..nd to ac-ctwHnc,,_, a.te the anticipated growth in the township, and can accommodate the August 21, 1987 -89- �development with little infrastructure development (see discussion earlier in report>. With the anticipated population growth in the township, as little as 20 acres of additional land could be adequate to meet the growth demand with little road construction. However, due to the larger lot pattern (lack of subdividing) and homes on large parcels leaving land behind them vacant as much as 340 acres are needed (just over a half of a square mile) with the accompanying infrastructure costs for that development. For example, it takes a lot more road -- and costs a lot more -- to service 34 homes in a 340 acre area than the same 34 homes on about 20 acres. The same escalated costs exist for other services: school bus, garbage route, utilities, and so on. To address the problem head on would be for the township to enter into a detailed planning process; literally plotting future road development areas to provide access in areas which are failing to infill. A regulatory approach might be to also impose a maximum parcel size in a zoning ordinance i~ residential districts to discourage divided vacant land that results in vacant land not infilled. The township can also, in talking with landowners, discourage the development of just dividing land into large parcels, while promoting development via subdividing. The township may consider speculative construction of a road under the theory that home development will follow along the road. Concern with this approach is that taxes collected on developed land to pay for the speculative development is not seen as a realistic way to recover the investment. The township can also, by policy, refuse to develop roads or allow road development in areas not zoned primarily for residential use. Also the township can agree to road development, (agreeing or not agreeing) to share cost or roads with developers, in areas zoned primarily for industrial, commercial or residential uses . . This policy of road development can be used as a means to encourage development in certain areas of the township. This approach is also not viewed as workable as there is a political fear of sharing costs in one instance and not another. Thus, using road development as a tool is limited to the options of detailed planning of road location, persuasipn with landowners to ~iscourage land development / road development in rural areas versus encourage developme"t in residential and in more dense residential, commercjal and industrial areas, creating a maximum p~rcel size allowable. Filer Township Planning Commission has previously st~ted the objective of keeping residential development at the north end of the township, adjacent to similar development in Manistee City. Allowing development to occur on large parcels will, in part, work counter to that goal as housing will sprawl out over a larger land area. Attemptihg to have residential development fill in areas within the already developed residential area of the township can work to further the goal. A comparison of the map of subdivisions and the map of 12nd fractionalization also illustrates the tendency for land di v isions to be found distributed throughout the township, while August 21, 1987 -90- �subdivisions tend to congregate at the north end of the township. The problem is not that division of land takes place in the south part of the township, but rather that division of land takes place in the north end of the township rather than subdividing or some other form of more dense residential development. LAND USE The map following this section illustrates the location and extent of the various types of land uses in the township. To draw the map, airphotos are used to identify, for example, . a residential area. Then a boundary is drawn around the residential area, thus illustrating the shape and extent of land the residential area occupies. This is then given a classification number -- 113 -- which is similar in function to the Dewey Decimal Classification system used for books in libraries. The classification system is a statewide standardized system. An explanation of the classification numbers used on Filer Township's map is on the page following the map. (Far visual impact~ and to make the map easier to read, one may color the map. A suggested color scheme is residential, yellow; commercial and services, orange; industrial, red; transportation and utilities, black; open and other <parks, cemeteries), purple; agricultural, light green; rangeland, white; for~sted, green; water, blue; wetlands, aqua-blue; barren (beach), flesh.) A discussion on the various land uses in the township follows: Barren: Land in Filer Township which is considered barren land is classified as beach and lakeside bluffs. This land use/cover is only found in Filer Township along the Lake Michigan coastline. Wetland: (611, 612, 622) Wetlands in Filer Township are found in four general circumstances. Wetlands are associated with inland lakes in the \'. / August 21, 1987 -91- �central part of the township and in the southeast corner of the township. Second, wetlands are found as glacial potholes in the south-central and southeast portions of the township. Third, wetlands are associated with drainage into Lake Michigan (along Magoon Creek, etc.). These wetlands are currently under the protection of the Goemaere-Anderson Wetland Protection Act <P.A. 203 of 1979; MCL 281.701 et. sq.). Unti 1 the Michigan Department of Natural Resources inventories the other wetlands, they are not subject to . the Wetland Protection Act. The fourth wetland category found in Filer Township is at the south end of Manistee Lake. Wetlands are highly complex natural systems in the ecological balance of nature. Wetlands provide the most productive a~eas for breeding, nesting and rearing of birds, mammals, fish and reptiles. From that cycle of nature comes the wildlife for enjoyment, hunting, fishing and trapping, which in turn provides an important contribution to the tourist industry . in Michigan. A traditional use of wetlands -- bogs -- is for the production of cash crops such as cranberries, blueberries and timber. (Though not currently found in Filer.) Wetlands play an important role in sediment control and wastewater treatment. Particularly with the wetlands at the south end of Manistee Lake, the wetlands act as a major sediment filter which reduces silt and sand from the Little Manistee River entering Manistee Lake. Also, the Manistee Lake wetlands play. an important role in maintaining -- improving -- the water quality of Manistee Lake. The wetlands provide an "oxygen factory" which replaces oxygen in the lake used in the process of man-made material decaying on the lake bottom. The wetland also provides a natural system which uses -- thus removes -- nutrients from the lake water. This function of wetlands . is particularly critical when adjacent to the highly industrialized and slab-wood loaded Manistee Lake bottom. Protection of the wetlands is an important aspect of the Manistee Lake Management Plan of 1982, adooted ~s part of this plan by this reference. All wetlands, regardless of location in Filer Township 1 provide the above positive attributes. Also, wetlands provide~ storage, or buffer, for floodwater and other water runoff. A wetland area is able to absorb large quantities of water, in effect storing the water, and letting it drain slowly rather than having water draining all at once, resulting in floods or erosion from runoff. ( 52, August 21, 54 > 1987 -92- �Water bodies in Filer Township include inland lakes, streams and Lake Michigan, all discussed in the natural features section of this plan. Forested: (400 - 499) As shown with the small land use/cover map, right, forest cover ldnd is the dominant land use in Filer Township. Forest areas, along with the rangeland category, illustrate the undeveloped area of the township. The two maps, together, show areas of the township which have not seen residential, commercial, industrial, etc. development. It illustrates a lack of development in the south part of the township, but it also shows landlocked areas of the north end of the township which have not developed -- infilled. Further discussion on forestry issues are found · in the natural features section of this plan. Rangeland: (31, 32) Rangeland on the map refers to open fields of grass (31) and to grassy fields with shrubs (32). Agricultural: <21,22,24) Land actually used for agricultural purposes in Filer Township tends to be in the south ;::i~::. . _:. ... -~~-~ ·.-..~ . .• . . • . ~~., ~;__;'. 2~ and southeast portions of Filer. Relatively little land in the township is used in a manner that ; ., . ... 11· ... ."" ' I' ' ~·"";. • . ~ allows it to be classified as agricultural. A comparison of the agricultural map with the soils map ._ 'ls· ' and the wetlands land use/cover map _.".. ·'_Q illustrate a relatively high correlation between better soils, wetlands, and agricultural activity. Further discussion an agricultural activity can be found in the natural features section of this plan. i"? .L _:i-c:=-'~ /,di~:_ ;. ~\-·\l ' '../:· ._;_ /2·\.· r· ~-,·r_:·,, .. - '. · : I ., August 21, 1987 -93- �... \ Open and Other-: (193, 194) The land use category "open and other" in Filer Township includes two categories; outdoor recreation (193) such as parks, golf courses, track; and cemeteries (194). With the scale map used in this report, only the Fox Hills Golf Course, Reitz Park (actually in the city), the Manistee Catholic Central playing field, Trinity Lutheran and Mount Carmel Cemeteries are shown. Transportation and Utilities: (1431,146) Land used for transportation includes roads, parking lots, port/dock facilities, railroads and J:: ~, so on. Land used for utilities .. includes, for Filer Township, water treatment plants. Of particular note is the secondary treatment ponds operated by Packaging Corporation of America just to the southwest of Filer City. /J • It • \ I Indu=trial: (13,1319,1321,1336) The predominance of industrial activity in Filer Township is found along the Manistee Lake shoreline. On Manistee Lake industry has access to shipping, rail, and class A road modes of transportation. The map on the right side of this page illustrates the geographic location of industrial land uses. Furt~er discussion on in the economic section of this plan. CommPrrial and Services: (12,12~,126) With few exceptions, commercial activity in Filer Township is along the U.S. 31 South corridor. The few e x ceptions which do exist are spots within the more densely developed residential areas of the township-Oa~ Hill and Filer City areas. Further ~iscussion on commercial and services can be found in the economic section of this plan . 1987 -94- is found �Residential: (112,113) The map, right, illustrat~s the distribution of residential land uses in Filer Township. Homes tend to concentrate in the two older neighborhoods (Oak Hill and Filer City) where public water is available; along the Lake Michigan shoreline; and in lineal patterns along paved county roads. There is also a notable concentration of homes along South County Line Road just east of Maple Road. For the purposes of drawing the residential land use in map form, only those residential areas which are larger than 2 1/2 to 5 acres in size and with a density of three homes per 2 1/2 to 5 acres are shown. Thus a single home (farm homestead, for example) will ·not be classified within the residential land use. The distribution of the residential land use also illustrates the areas of the township which are subdivided versus those areas which are divided into parcels and result in homes along existing county roads. Despite the previous township planning goal to retain dense residential development to the north part · of the township, the land use map shows residential development along roads has taken place south of the residential zone district. This is particularly evident along Maple Road, U.S. 31 South and South County Line Road. COMMUNITY CHARACTER This part of the Land Use Analysis is an attempt to characterize the various neighborhoods, or groups of neighborhoods, as distinct entities. The purpose is to define various areas of the township which share common attributes. The attributes reviewed are physical, environmental, aesthetic and socio-psychological. The members of the Filer Township Planning Commission independently reviewed various areas of the township. By using their personal knowledge they were able to go down a checklist to use a quick phrase to characterize a particular community in the township. Staff at the Manistee County Planning Departm~nt reviewed each township planning commission member's response in order to compile the responses into one set of characterizations for each neighborhood. The Filer Township Planning Commission then reviewed the compiled responses, editing and modifying them according to the consensus of the •~roup. The Township Pl 2nni ng Cammi ssi on -:11 so defined the geographic boundaries nf each area, as shown on the map on the next page. Community characteristics which are common to each of t~e neighborhoods in the township are as follows: August 2 l 1 1987 -95- �All neighborhoods have the following characteristics: A high proportion of homes/businesses occupied by their owners, relatively few renters or lessors. Single family homes dominate. Relatively few fences around yards or lots. A small number ("some") hedges along lot or yard borders. Traffic pattern -- circul.at'ion by automobile is common. Color and texture of buildings such as siding, roofing, etc. does not follow any uniform pattern. There are no areas of the township where there is a theme to the exterior design of buildings. There is an overall socio-psychological home ownership pride that results in home and yard care. Mobility/access, consumption/shopping, security/safety, and employment opportunities are the same throughout the township. Characteristics which are representative of Filer City are: The area is a residential, commercial mix. The proximity of industrial activity to the neighborhood creates the image that the residential area also has an industrial mix. Home prices are considered to be in the low to medium range. _ A relatively high density of homes -- small lots characteristic of an old subdivision. With small lots, there is a question about how much privacy exists from yard to yard, house to house. The neighborhood is the oldest settled portion of the township. Buildings are generally two floor (with the second most frequent being one floor). Hames and accessory buildings occupy most of the land area on the ~espective parcel of land. Little open space, with few empty lots. A large volume of traffic notably trucks-traverse through the area. The landscape is characterized by square city block pattern with alleyways. The area is flc:lt. The linkage between buildings and uses, if a:-iy, is the close proximity to each other. The area has sidewalks, accommodating the pedestrian and bicycle traffic. Air and water quality is "poor" to "good to fair" dependent on w~ather and wind direction vis-a-vis adjacent industrial activity and other industries along the Manistee Lake shoreline. Au.gust 21, 1987 -96- �There are no, or poor, aesthetic visual attractions in the neighborhood. Odors, smoke and noise are frequent problems in terms of volume, pitch and frequency associated with the adjacent industrial activity and heavy traffic. There are few signs, with little or no perceived problem from signage. There are no scenic roads. Recreational experiences in the neighborhood are ''fair" particularly with the Filer City pool and neighborhood park. There is little contemporary neighborhood cohesion <local nationalism) as current residents tend toward individualism. However, many people in the township and county identify with Filer City, indicating they are from there. Characteristics which are representative of Oak Hill are: The area is residential, with an old/former commercial mixed in. Home prices are considered to be in the medium range. A relatively high density of homes small lots characteristic of an old subdivision. With small lots, there is a question about how much privacy exists from house to house, but with placement of auto garages there is the feeling privacy does exist from yard to yard. The neighborhood has some historic value, particularly with the Filer mansion and its associated buildings. Buildings are generally one floor ranch style. Many appear to be constructed in the 1950's. Homes and accessory buildings occupy most of the land area on the respective parcel of land. Little open space, with few empty lots, exists in the center portion of the subdivision, but there are vacant lots and fields at the west edge of Oak Hill. . A large volume of traffic notably trucks-traverse through the area an two county primary roads. County local roads tend to experience lower volumes of heavy tr~ffic. The landscape is characterized by square city block pattern. The area is flat. The linkages between buildings and uses is the close proximity to each other, reinforced by the city block street patterns. The area has sidewalks, the accommodating pedestrian and bicycle traffic. Air and water quality is ttgoad to fair'' dependent on weather and wind direction vis-a-vis industries August 21, 1987 -97- �along the Manis.tee Lake shoreline. Better air quality may be perceived to exist here (in comparison to Filer City) because there is no immediately adjacent industry. There is an aesthetic view across Manistee Lake. Odors, smoke and noise are problems in terms of volume, pitch and frequency but not as frequently as in Filer City -- associated with the lakeside industrial activity and heavy traffic. There are few signs, with little or no perceived problem from signage. There are no scenic roads. Recreational experiences in the neighborhood are "okay" with use of Manistee City's Reitz ' s Park, Oak Hill Improvement Association neighborhood park and Maywood ballfield. There is little contemporary neighborhood cohesion (local nationalism> as current residents tend toward individualism. The area used to be cohesive, reflected by the former existence of the Oak Hill Improvement Association. Characteristics which are representative of the U.S. 31 South area: The area is mainly a commercial development mix. Land prices are high as a result of commercial development. Only two homes exist between Twenty-Eighth Street and the City limits. absentee corporation of local Ownership is business. The neighborhood is a commercial strip development along a federal highway. Buildings are generally one floor. A lot of open space, particularly on land behind the developed commercial strip along U.S. 31 South. A large volume of traffic traverses through the area on the major . north-south federal highway . The landscape is characterized by lineal development along the highway. The area is hilly, sometimes requiring fill to create flat building sites at highway grade. The linkages between buildings and uses, if any, are poor, requiring too many drives onto the highway, and independent parking lots. The area does not have sidewalks, so there is no accommodation for pedestrian and bicycle traffic. Air and water qua.lity is "good". There are no, or poor aesthetic visual attractions in the neighborhood, but there is one view from the Cypress Plaza toward Manistee City. August 21, 1987 -98- �Noise is a frequent problem in terms of volume, pitch and frequency associated with the adjacent highway. possible perceived There are many signs, with a depreciation of the quality of the area. Signage is especially bad at night with glare and lighting. There are no scenic roads. Recreational experiences in the neighborhood do not exist. There is no contemporary neighborhood cohesion (local nationalism>. Characteristics which are representative of Lake Michigan shoreline area are: The area is residential. Originally started as a summer resort area, but has evolved into yearround residence for retirees and working residents. Home prices are considered to be in the high range. A relatively medium density of homes -- l c1.rge subdivision lots on or near Lake Michigan. Privacy exists from yard to yard and house to house with large lots, open space and tree buffering. Buildings are generally two floor (with the second most frequent being one floor). Most homes are custom built to homeowner's or architect's plans, resulting in a variety and some unique designs. Homes and accessory buildings occupy a small portion of the land area on the respective parcel of land. A lot of open space, with regular empty lots, or homeowners owning more than one lot. A small volume of traffic as the roads are not through routes. There is a perception of a problem with speeding cars. The landscape is ~haracterized by rural open 5pace attributes (fields, woods) and Lake Michigan shoreline. The area is gently rolling. The linkages between buildings and uses underline a low-key character. Homes are designed to blend with the landscape. The area does not have sidewalks, so pedestrian and bicycle traffic use the roadway. Air and water quality is "good". There is the aesthetic views of Lake Michigan, fall color, wildlife in the neighborhood. Odors, smoke and noise are infrequent problems in terms of volume, pitch and frequency. If the problem exists, it is associated with motorbikes and snowmobiles. August 21, 1987 -99- �\~> There are few signs, with little or no perceived problem from signage. Red Apple Road between Fox Farm and Magoon Creek Natural Area Entrance considered scenic. Recreational experiences in the neighborhood are "good" particularly with Lake Michigan beach, Sundling Park, Magoon Cree~ Natural Area and the Lakeland Association and Red Apple Beach Association's lake access. There is neighborhood cohesion (local nationalism) reflected by the existence of th~ Red Apple Beach Association and Lakeland Association property owner's groups. The neighborhood is relatively new, with most residents choosing to live there. Characteristics which are representative of Cherry-Red Apple Road area are: The area is residential. Home prices are considered to be in the medium to high range. A medium density of homes. Privacy exists from yard to yard, house to house. The neighborhood is a relatively new portion of the township. Buildings are generally one floor ranch style, usually standard designed units. A lot of open ?pace, with vacant land to the rear of many homes. A moderate volume of traffic traverses through or to the area. The landscape is characterized by square rural section line, 1/8 line, 1J16 line road pattern. The area is flat. The linkages between buildings and uses is the proximity along existing ~oads. Pedestrian and bicycle traffic use the county roads. Air and water qual.i t y is "gcod". Aesthetic vis~al attractions include open sp~ce, fall color, wildlife. Noise is a problem in terms of volume associated with traffic, motorbikes and snowmobiles. There are few signs, with little or no perceived problem from signage. There are no scenic roads. Recreational experiences in the neighborhood are "poor" to "fair". Open space provides some, but a neighborhood park does not exjst in this area. There is little neighborhood cohesion (local nati anal ism). Characteristics which are representative of Centr2.l Maple Road corridor area are: August 21, 1987 -100- �The area is residential. Home prices are considered to be in the medium range. A medium to low density of homes on small parcels and on acreages. Privacy exists from yard to yard, due to relatively larger sizes of , homes or adjacent to a large amount of open space or inland la k e. Buildings are generally one or two floor. Homes and accessory buildings occupy a small proportion of the land area on the respective parcel of 1 and. A lot of open space, with vacant land to the rear of homes. A large volume of traffic traverses through the two main north-south arteries and Merkey Road. The landscape is characterized by an irregular road pattern, with two significant north-south arteries. The area is gently rolling to flat. The linkages between buildings and uses, if any, is the proximity to a common feature, such as an inland lake or are lineal along a road. The area does not have s~dewalks to accommodate pedestrian or bicycle traffic. Air and water quality is "good". There are no, or poor, aesthetic visual attractions in the neighborhood. Odors, smoke and noise are frequent problems in terms of volume, pitch and frequency associated with the adjacent industrial activity and heavy traffic. There are few signs, with little or no perceived problem from signage. There are no scenic roads. Recreational experiences in the neighborhood are "fair" with availability of open space and inland lakes (Canfield) but no formal recreation sites exist. There is little neighborhood (local cohesion nationalism>. Characteristics which are representative of the Agricultural ar-ea are: with some The area is dominantly residential, agr-icultural mix. Home prices are consider-ed to be in the medium range. homes an small to large A- very low density of acreages. A lot of privacy exists with the large acr-eages available. Buildings ar-e generally two floor wood frame. August 21, 1987 -101- �small Homes and accessory buildings occupy a amount of the land area on the respective parcel of land. A lot of open space, with wood lots, wetlands, rangeland and cultivated fields. A moderate volume of traffic traverses through the area, with heavy traffi~ on two north-south arteries. The landscape is characterized by square sectionline block patterns. The area is flat to gently rolling. Air and water quality is "good". Aesthetic views include the Udell Hills from Linke Road and of the pasture lands. There are few signs, with little or no perceived problem from signage. There are no scenic roads. There is little contemporary neighborhood cohesion (local nationalism). Characteristics which are representative of the Forest area are: The area is dominantly forest cover with little or no residential development. Open space -- woods -- dominate, with little or no development. Roads are non-existent, private, or unimproved primitive trails. There are no signs. Air and water quality is "good". Characteristics which are representative of the Industry area are: The area is dominantly industrial. Little open space exists by the lake, with fields surrounding the facilities southwest of Filer City. No residences exist in the area. \,.__./ Th~ nine distinct neighb0rhoods described above each have unique characteristics. Those characteristics nelp define the different areas of the township for purposes of introducing public programs to enhance the positive characteristics and to mitigate what may be seen as undesirable characteristics. For example, concerning the residential districts, there are five neighborhoods in the township. For purposes of zoning regulation, however, the five neighborhoods can be combined into two zoning districts: a high density residential area that includes Oak Hill and Filer City. This is because both these areas have many characteristics in common: older subdivisions; smaller lots; not a lot of open space; road and sidewalk circulation of traffic; commercial/industrial mix; large volume of traffic including trucks; noise, smoke, odors, air and water quality is poorer than other residential areas due to the August 21, 1987 -102- �proximity of industrial activity. The assessment of community character supports the decision to treat both the neighborhoods as one zoning district in addition to existing infrastructure (water system>, and other factors outlined in other parts of the plan. Likewise, the remaining three residential neighborhoods <Lake Michigan shore, Cherry-Red Apple Roads, Central Maple Road corridor> also share common characteristics that support its treatment as a medium density zoning district. The community characteristics, along with land use mapping, natural features information, etc. can be used to identify and commercial, industrial, residential and agricultural, forestry zones in Filer Township. August 21, 1987 -103- �FILER TOWNSHIP PARCEL OWNERSHIP Source: Rockford Map Publishers Inc., Plat Book for MaJ?.istee County ~ ~ 'V ., !'i-ir,,_L.:.ll.:~:i-t-7"-1b-'17':':"l-_.__~~~~~~~+.'l--".!~...._...........,i,c,-~:"!'T:"t.~§ ,., ~, 2 . ·. ,,..h,.• .;;_.11--:--'-ri~'O-t.:PT;;-",::J.;:,=::.::r.'."1'1:r.c:;;.;r.---- *'' ..•.,• -. ;..-;;, # ....... '"'~,.,.,.... ~ , .~~. l~~- ~ • • ,,,._;, ('..!..!" ,.• i!,, I••~"':/ . • ',•11,1-1 2000W "' 0 r--i:::=~~~t't"T~~"TT""ri"-:-"""."lt~~- 8 . ••/ IOOOW 00 �(ti) 1) C'J) FILER TOWNSHIP W':'dsall Village llECORDED SUBDIVISIONS H. W. Harsh Addition to Oak Hill chard Linke Subdivision Addition #2 22 23 .... 0 V, I 1J )4 ' i 15 33 5 i 2' 4 3 25 .1) ~ 31 Rockie Valley Plat 2 of Oak Hill �(..,..,~ ( LAND FRACTIONALIZATION Shaded areas are part of Filer Township which are: •Not subdivided, but ·Approximately 10 acre parcels or smaller .....I 0 °' I ~ )4 5 4 31 ~ ~ 3 2 �FILER TOWNSHIP LAND USE/COVER MAP summer 1981 (see key on adjoining page) .- N a, -: M -. m_ M ~ ..:I-- I.../) r -107- -..... �Filer Township Land Use/Cover Map Key URBAN 112 residential multi family low-rise 113 residential single family and duplexes 12 commercial and services 122 commercial and services, shopping center and malls 126 commercial and services, institutional 13 industrial 131 industrial, primary metal production 1319 industrial, primary metal production, forging 1321 industrial, inorganic and organic chemicals 1336 industrial, primary wood processing, paperboard mill 1431 transportation, water, port/dock facilities 146 utilities 193 open and other, outdoor recreation 194 open and other, cemeteries AGRICULTURAL 21 cropland 22 orchard 24 pasture RANGELAND 31 32 herbaceous · grass field shrub, field with woody plants FORESTED 411 412 413 421 423 deciduous, northern hardwood deciduous, central hardwood deciduous, aspen/white birch association coniferous, pine coniferous, lowland conifer WATER 1 ake great lake 52 54 WETLAND 611 forested, wooded (20+ feet tall trees) 612 forested, shrub/scrub 622 _ non-forested, emerg~nt (most plants waterlevel) growing above BARREN 721 beach, sand This classification system is the same system used state-wide in Michigan by the Michigan Natural Resources Inventory System, Land Use/Cover Classification System. AL1gust 21 , 1987 -108- �l FILER TOWNSHIP COMMUNITY CHARACTER l \. ·_. , MAP OF NEIGHBORHOODS U.S.-31 CoJUudo~ Oa.k. H-Ul. CheNLyRe.d ' App~ Roa.d La.k.e. M-<.c.fuga.n Sho~e.- Ag tuc.uliuJr.al )4 line.ll ~ Fo~Ui.t Manistee County Planning Commission Sept. 1985 5 L 4 3 -109- 2 ------ - - - - - - - - - - - - - - - - -~ �GOALS, OBJECTIVES, ACTIO~ PLAN The main function of this document is to plan for the future of Filer Township. Planning for the future includes the total scope of township services and capital improvements done in the township. Thus, planning includes road construction; water system construction; maintenance and construction of public buildings; sidewalk construction; park improvement and construction; economic development, including tax incentive programs, bonding, etc.; and development of the land so there are coordinated areas of residential expansion, preservation of open space, environmental protection and areas for intense development, such as commercial and industrial. The planning for the future for Filer Township should take into account the anticipated population growth, economic growth, natural resources and geography of the township. This section of the Filer Township Comprehensive Plan is to present statements and principals for the planned development of Filer. This section of the plan is also likely to be the more frequently amended and updated portion of the plan. The Filer Township Planning Commission should, every three to five years, carefully review this document to make sure it is still up-to-date. Every time a zoning ordinance amendment is proposed, the Planning Commission should first review the proposed zoning amendment against the plan to insure that it complies, or that this plan be updated first. Finally, the Filer Township Planning Commission should coordinate this plan with the Manistee County Comprehensive Plans to insure neither contradict one another. The statements for planning in Filer Township are given in three forms, or three levels. First is the statement of a "goal". , A goal means a general description of an ideal condition or situation. · The purpose of a goal is to provide direction. It may, admittedly, not be obtainable. The second is the statement of an "objective". An objective i .s an a.chievc1.ble point in the general direction of a goal. Its achievement marks progress toward the goal. The third is the statement of "strategy". A strategy means the township ' s policy, planned action, or directive, which is designed ta achieve an objective. A simplified . example of this, at a . personal level, might be to have the goal of always owning a new car without debt. The objective is to buy a car every three years. The strategy is to place S333.33 in a savings account every month and not use the savings ac c ount e x cept to buy the new car. In an attempt to identify goals and objectives for this plan, the following two methods were used. The Filer Township August 21, 1987 -110- �t ) Planning Commission established some general service statements which were used to develop the map on the next page: "Existing Service Areas of the Township". The statements are to reflect areas where public water and sidewalks are to be provided, where paved roads are, areas for 10 minute fire department response time, areas where neighborhood parks are within a half mile from residential areas, and where parks are _ within one mile from residential areas. The next map shows those areas of Filer Township where the above services should be available. That map, ''Planned Service Areas", is created by the Filer Township Planning Commission to define what levels of service will be provided (objective) to certain areas of the township. The following map, ''Deficiencies in Planned Service Areas", is a map that shows which areas ~f Filer Township have service deficiencies according to the above standards. The overall goal of _ the Filer Township Comprehensive Plan is to have preservation of the attributes which comprise the high quality of life in Filer Township, while at the same time accommodating population, commercial and industrial growth. An objective is that commercial, industrial and residential areas of Filer Township be consolidated in area so that the township can benefit from lower costs by only providing urban level services to those selected areas of the township, rather than bearing the high cost of . providing the urban services throughout the township. The Planned Service Areas ~ap is Filer Township Planning Commission's attempt to show which areas of the township will receive what levels of service. The remainder of this plan will, by general topic, introduce goals, objectives and strategies which comprise the township ' s future plan. August 21, 1987 -111- �EXISTING SERVICE AREAS OF FILER TOWNSHIP -......-... Public Water and Sidewalks Paved Roads 10 Minute Fire Response Limit ---s .,,- -- Minute Fire Response Limit j Mile Radius Around a Park .._ 1 Mile Radius Around a Park -- ~- •• . ,." •• • • • . .' I / r ll 34 / / I •• • ·•. • •• 31 '1$ ... •• •• •• ···.J I 1.•• -112- ... . , •• I _ •• ..•• . •• • •• •• . �FILER TOWNSHIP PLANNED SERVICE AREAS riiinil Level I: All paved roads, sidewalks, streetlights at each corner, public: water, 5 minute fire response, parks within~ mile, solid waste pickup llOfllll II: Paved roads, frontage [IIl] Level within l mile, 10 minute fire D Level III: Only primary roads paved, 15 minute fi r e response, no new road development, solid waste pickup. . I I - \l't;lr ~~ L I I \ l.--1• I I I' I 1, I J I ' 1 I I ' J r/ / J/, I ~ I" . v---a. I I: l 23 ~ iii. -- t"j : I j ~ ~ ~ )4 ...,,. . ; ( I - i -- -" . l '- l;:;:j i- ! : r· ,,, I 3) ~- ! I I I I I I . I I I I -113- ' 11 I 31 I \ ! I ''-- r / i L1 ' )j ~ ~~\ : I ID I 2S ' ~ ' \ •• ~ ----- \ 11 'jj i 28 .~ ! i ' j t!i. "t i ; \,, 7J iJ l 1 l.~ ·tt I 11t2· . ll I ' i ..."' i"'!~" : lllM • ·• I - ll ~ I , ~ :J I I , tj I i - I I I ' ' to land, infrequent streetlights, parks response, solid waste pickup. ' l I '· �DEFICIENCIES IN PLANNED SERVICE AREAS - Area Needs Improved (Shorter Time) Fire Response [[fl Area Needs Additional Neighborhood Park fl(ff§ Area Needs Road Upgraded to Pavement Area Needs Extension of Public Water and Sewer -114- �LAND USE DEVELOPMENT GOAL: To preserve the attributes which comprise the high quality of life in Filer Township, while at the same time accommodating population, commercial and industrial growth. OBJECTIVE: That commercial, industrial and residential areas of the township be consolidated in defined areas to avoid higher casts of providing services to sprawled development. OBJECTIVE: To maintain the township ' s population center, residential development at the north end of the township and along Manistee Lake adjacent to similar development in Manistee City, Filer City and Oak Hill. OBJECTIVE: To use development of roads by the township as a tool to direct land use development in Filer Township. OBJECTIVE: To work with land developers to persuade them to develop in areas designated residential and to discourage development in rural areas. OBJECTIVES: To develop Filer Township according to a land use plan shown on the next page: August 21., 1987 -- 115- �fl~ER TOWNSHIP LAND USE PLAN MAP ' ·:: 1986 ! . . ..i .. ,, ,i , I' ,, . i .. I ;! . . , : , .,. • • . , ,I COMMERCIAL Re id ti a 1 Indus tr'.. C 0 ' ·'4-,J - . ·- 'ti Lakesh envir Agricultu 25 3j ( ./) Forest i C cu \,_. I- Agricultural l3 36 Residentia Forest 5 4 3 -116- 2 �STRATEGIES: 1. The area of Filer City and Oak Hill should receive urban residential designation and be zoned for dense residential development <residential and some commercial uses): because the area is dominantly residential land uses already. because the area is dominantly small parcels and/or subdivided. because the area is characterized as two similar neighborhoods, Filer City and Oak Hill, with a similar community character. because the area has been historically densely settled. because the area is in a single watershed which drains toward Manistee Lake so industrial effluent does not move into residential areas. because the area already has a high density of housing. because the area is condensed in a small defined area. because the area has a sidewalk network in place. because the area has a water system in place. because the area is adequately service by public buildings and parks. because the area has a primary and local county r oad network in urban block pattern. because the area is adjacent to industrial and commercial areas of activity. 2. The area from Lake Michigan to U.S. 31 South along the north part of Filer Township (Red Apple, Cherry, Maple, Canfield Lake, Merkey areas> _should be designated residential on the Land Use Plan map and zoned for larger-lot residential development: because the area has residential development started in the area coupled with vacant land that can be used for further development. because the area is a mix of newer subdivisions and unsubdivided parcels. because the area has potential for further development by "infilling". because the area is confined to the northern portion of the township (with the exception of Lake Michigan shoreline development). because the area is characteri~ed as three s i milar neighborhoods, Lake Michigan shoreline, Cherry-Red Apple Roads, central Maple Road corridor, with c<. similar community character. because the area has seen a recent building boom for residences. because the dominant soil type in the area lends itself to on-site residential sewage disposal. August 2 1, 1987 -117- �I becaus~ separate resort-type areas are not likely to develop along the Lake Michigan shoreline. because the areas already have a relatively high density of housing. because the area is adequately serviced by schools; electric, phone utilities; postal service and parts by natural gas and cable television. because most of the area is adequately serviced by public buildings and parks. because most of the area has county or private roads. The areas along Mapl~ Street and U.S. 31 South between Preuss and Fox Farm Roads be designated as transition areas to be zoned Agricultural or Resideritial, as appropriate: because both areas have developed into stripdevelopment residences and have subdivisions and small parcels. because the Maple Road area and part of U.S. 31 South area is recognized as part of the Central Maple Road corridor while the other part is within the Agricultural neighborhood. because historically both areas have been in use for forestry and farming. because most of the area has soil types which lend themselves to on-site residential sewage disposal but also portions have heavier soils likely to present an-site sewage disposal problems and better suited for agricultural uses and forestry growth. bec~.use the area is developing a r-elatively high density of housing. because the area is adequately serviced by schools; electric, phone utilities; postal service. The areas along Manistee Lake in the Filer City area should receive heavy industrial designation and be zoned Lakefront Industrial. because the area is classified as industrial land uses already. because the industrial area is a distinct community with its own character. because the area has historically been used for industrial purposes. because the area is in a single watershRd which drains into Manistee Lake r-ather than intc nearby residential areas. because the area is adequately serviced bv electric, phone and gas utilities. because the area is serviced by county primar y class-A roads, railroad and shippinc transportatio~ systems. 3. 4. August ..., 1 ..:.... .I. ' 1987 -118- �importance to the county's the area's because of economic base. because the designation complies with and implements the Manistee Lake Management Plan. The area just south of Oak Hill and west of Filer City should receive a light industrial designation and be zoned for the same: because the area is par·t1y L1sed for indust,--ial pollution treatment facilities and has available vacant land. because the area is characterized as an indust,--ial neighborhood wit~ a corresponding community character. because the area does not have any commercial or residential land uses within its boundaries. because the area has Rubicon sandy soils which provide positive characteristics for major development. because the Manistee County area seeks increased employment opportunities for economic development. because the area is close to existing or has availability to electric, gas, phone utilities. because the area is close to the existing service area for public water. The area alond U.S. 31 South near Oak Hill should be designated commercial and be zoned for the same: because the area is dominantly commercial land uses already. because the area ha.s small parcels or is subdivided and vacant areas for further has development. because the area is adequately serviced by electric, phone, gas utilities; postal service; cable television. because the ar~a has or is close to a public water system. because the area is contiguous to a highway. because commercial development is an import 2.nt aspect of economic develop!Tlent for the count y a.rea. The south end of Manistee la k e should be designated wetland and so zoned: because the area is an e xi sting wetland. because soils in the area are indicati v e of wetland and generally preclude development. because of the importance of wetlands protection. because the designation complies with and implements the:i Manistee l_ake Management Pl an. The major portions of southern Filer Township should be designated as agricultural and should be zone~ 5. 6. 7. 8. August ~ 1, l 987 -119- �. ~ u 9. 10. August 21 , residential, larger agricultural (farming, woodlots, parcel size>: because the area has sparse residential uses, open field, agricultural, woodlands, wetlands, land uses already. because the area has a larger proportion of larger parcel sizes. a because the area is · characterized as neighborhood with a similar community c h aracter. because the area is dominantly within the township's "level III" service area. because the area is bisected by end moraines-type soils; relatively flat sandy, loamy sand and clay loam soil types. because significant areas within the designation which are suspected not to be acceptable for onsite sewage disposal systems. because significant areas of the designation are locally exceptional farmlands. because part of the area is serviced by a county agricultural drain. because there are areas of the designation which are nationally prime and regionally important timberlands. The area by King Lake and between Red Apple, County Line and Maple Roads should be designated forestry and should be zoned forestry (forest, residential, large parcel/open space>: · because the area is dominantly woodland land uses already. because the area has a larger proportion of larger parcel sizes. because the area is characterized as a neighborhood with a similar community character. because the area is dominantly within the township's "level III" service area. because there are areas within the designation which are suspected not to be acceptable for onsite sewage dispo~al systems. The area of the Lake Michigan shoreline near Magoon Creek should be designated: because of the same reasons given iG number 7 1 above. the existence of because of the Maqoon Cr-eel : Natur-al Area. because of the designation of the area in the Manistee Special and Unique Envi ronn1ent County Land Use P l an. 1987 -120 - �TRANSPORTATION GOAL: I '-- \.... ,• To provide safe automobile transportation through the township with the miles of roads in existence in proportion to development so roads are not built where development will not occur and road construction resources are concentrated only in populated areas. OBJECTIVE: Establishment of speed controls and enforcement of same should be done in residential areas. STRATEGY: The Filer Township Board should work with the Road Commission and Michi~an State Police Traffic and Safety Division to identify problem locations and to take corrective measures in those areas. separate pedestrian traffic by STRATEGY: To sidewalks in southwest Oak Hill, construction of and between Oak Hill Lake Winnogene Subdivision and Filer City. STRATEGY: Start work on plans for bike path routes in conjunction with the Manistee County Road Commission for (in priority) a bike path from Filer City Pool to Oak Hill Improvement Association Park; a bike path from Oak Hill Improvement Association Park to northwest part of the township; a bike path from northwest part of the township to Magoon Creek. OBJECTIVE: Main arteries maintained by the township should run on a north-south axis for through traffic, while east-west roads be maintained as local roads which discourage traffic through residential areas. STRATEGY: Designate U.S. 31 South, Maple Street, Filer City Road and Nelson Street as major through routes in Filer Township, and maintain a program of maintenance . and reconstruction on those routes as class-~ primary routes via coordination with the Manistee County Road Commission and Michiga~ Department of Highways. STRATEGY: Desi gr.ate onl v Merkey Road and Twenty-First and Twenty-Eighth Streets as prim2ry e~st-west routes with the same maintenance programs as primary north-south routes. STRATEGY: All 7ther roads should be des1gn~d and routed to b~ secondary feeders ~r locaJ neighbarhoo(1 str-ee~s; laid 01.,t, designed, with ~ul-de-sacs, curves, stop signs so they are net through r □ ut~s, and in effect discourage traffic traveling through a~ area. the tm..:nsh i p · s nBJECTIVE: All roads should be paved in service level areas I and I I . STRATEGY: Pave Adamcza~ Road, Yoder ~rive , Cherry Road (south end), Critter Trai I, Ir,di a.n Tr.:.i l (east end) Maywood Street and connectors, Red Apple August 2 l., 1987 -121- �Road (between Ramona and Maple>, Anthony Road. If the road is not a county road, paving should be financed by means of a loan from the township to be repaid, with interest, through a special assessment on property fronting on the road. STRATEGY: To construct new roads in areas of development within residential, commercial and light industrial areas t~ entice and encourage development and subdivisions. STRATEGY: To construct an alternate route for truck traffic to replace use of Twenty-First and TwentyEighth Streets to go from U.S. 31 ta the Manistee Lake area industrial district. OBJECTIVE: To reduce fire department response time to the Red Apple area north of Magoon Creek. STRATEGY: Improve access from the Oak Hill fire station to the Red Apple Subdivision area. OBJECTIVE: Use construction of roads as a tool to direct land use in Filer Township. STRATEGY: Develop new local roads, and upgrade local roads only in areas designated industrial, commercial, and residential (level I and level I I service areas) by this plan. August. :'. l , l 987 -122- �·~ ~~ RECREATION GOAL: • To have equitable distribution of park facilitjes that serve all residential areas and to provide the township with a variety of park facilities. OBJECTIVE: To have at least one park within 1/2 mile of all residences in the "level I" service area of the township. STRATEGY: Maintain and improve existing parks in Oak Hill and Filer City. STRATEGY: Replace equipment, repair- tennis court, Hi 11 Improvement landscaping at the Oak Association Park. OBJECTIVE: To have at least one park within one mile of all residences in the "level II" service area of the township. STRATEGY: Maintain and improve all existing parks in the township. STRATEGY: Obtain land (set aside in a new subdivision, etc.> in the northwest portion (Cherry, Merkey, Wildwood, Red Apple Roads) of the township for construction of a neighborhood park/playground/ballfield. STRATEGY: Enter into an agreement, or land exchange, or use permit with the Michigan Department of Natural Resources so Filer Township can develop the Canfield Lake access site into a beach and neighborhood playground. OBJECTIVE: To tie the township park system together with a network of non-motorized transportation facilities. STRATEGY: Start work on plans for bike path routes, in conjunction with the Manistee County Road Commission, for (in priority) a bike path from the Filer City Pool to the Oak Hill Improvement Association Park; a bike path from the Oak Hill Improvement Association Park to the northwest portion (future park) of the township; a bike path from the northwe~t portion of the township to Magoon Creek Natural Area. Aug•.,st ...... ....:. J , 1987 -123- �• • INFRASTRUCTURE (Water System, County Drains, Utilities, Schools, Public Buildings, Fire Department): GOAL: To maintain an active capital improvement program, to insure needed and desired ~ublic facilities exist. OBJECTIVE: To maintain the existing township public buildings, storm drains and fire department equipment at current capacity and conditio~. STRATEGY: Maintain a regular schedule of preventative maintenance and repairs as needed for all township buildings. STRATEGY: Maintain a regular schedule of preventative maintenance, and repairs as needed for fire department rolling stock and to maintain a regular schedule of depreciation and replacement of rolling stock. STRATEGY: Maintain, by repair and reconstruction on an as needed basis, drywell storm drains. GOAL: To have adequate water supply for fire fighting purposes in all parts of the township. OBJECTIVE: A fire department standpipe wjthin 1 -1/2 miles of . all areas in service level areas II and III and fire hydrants every 600 feet in service level area I. STRATEGY: Install a standpipe in the Fox Farm-Red Apple Roads area -- in the Lakeland Subdivision . STRATEGY: Install a standpipe in the Red Apple-Che~ry Roads area. STRATEGY: Install . fire hydrants every 600 feet at the same time any water main is extended, or replaced. OBJECTIVE: Expansion of the Filer Township water system to service all of service area level I. GOAL: Maintenance of adequate water capaci~y and water pressure in urban areas of the township. OBJECTIVE: Expansion of the township public water system throughout service area I. STRATEGY: Correct a water pressure deficiency and expand the water system along the U.S. 31 commercial corridor in phases, as recommended by the Water System Extension F'rel i mi na.ry E.o_gineer i IJ.9. Studv: 1. Construct a pressure booster station and construct a water main from Maywood Street to U.S. 31 South along Merkey Road. 2. Construct a water main from Merkey Road to the existing water main extended west of Twenty-Fourth Str-eet along U.S. 31 South. ~ Construct a water main from the extended Twenty-Fourth Street main to Twenty-Eighth Street along U.S. 31 South. Const,-uc:t: a main from Merkey Road, 4. north r:>1"1 U.S. 31 South, east on Care Center Aug,,st 21, 1987 · -124- �ECONOMIC DEVELOPMENT GOAL: To develop a strong regional (county-wide) economy to solidify Filer Township's role as a bedroom community and as an inseparable component of the Manistee Lake area specialty-complete shopping center. OBJECTIVE: Increase employment and decrease unemployment of residents of Filer Township and . the county. STRATEGY: Continue to work cooperatively with county Economic Development Council and Planning Commission for area efforts for economic development. STRATEGY: Improve infrastructure (water mains, roads) to enhance commercial and light industrial development; extension of Twenty-Eighth Street west of U.S. 31 South, and the "Filer City Truck Route", for examples. STRATEGY: Protect the environment/quality of life as an important amenity used to attract new businesses to the area . • • August 21, 1987 -126- �( _," NATURAL ENVIRONMENT GOAL: Protect the natural features and wooded areas from dense development. OBJECTIVE: Retain areas zoned for forest, to accommodate larger lot parcels for low density residential development. OBJECTIVE: Have specific protection measures for the Lake Michigan shoreline. STRATEGY: Institute a uniform setback from the bluff along the Lake Michigan shoreline. STRATEGY: Study and decide upon future zoning amendments to protect sand dune features along the Lake Michigan shoreline. OBJECTIVE: Protect surface water areas and related habitats from dense developments. STRATEGY: Require setbacks from all surface waters . • ·.....__~..,.: August • 2 t, t '?87 ·· 127 ... �....... _..~__....... .............. · ~., • . ...... 1.. ,,.,...,......,........_ _ ..,,... .....~ ~ -,. ·11 e. ~ -- HISTORIC AND CULTURAL, POPULATION, OTHER: GOAL: Protect historic and cultural features in the township. OBJECTIVE: Take steps to provide recognition to certain sites in Filer Township. STRATEGY: Encourage the placement of the Golden Filer house, carriage house and guest house in the National Historic Register of Places. STRATEGY: Encourage signing and listing on the state register of historic places old schools which are still architecturally significant. STRATEGY: Encourage the placement of Sands Cottages (Twenty-First ' Street) on the National Historic Register of Places. [F'LAN.FLRJ ... . ...._ J. ~ -128- �CERTIFICATE OF CLERK RESOLVED, That the Comprehensive Plan for the development of the unincorporated portions of Filer Township, Manistee County, Michigan, which Comprehensive Plan is dated February 19, 1988~ be and the same is hereby approved and adopted, in its entirety, as the Comprehensive Plan for the development of the unincorporated portions of Filer Township, Manistee County, Michigan. BE IT FURTHER RESOLVED, That the Clerk attach a true copy of said Comprehensive Plan to the minutes of this meeting. BE IT FURTHER RESOLVED, That the Clerk send a certified copy,of the within resolution to the Secretary of the Filer Township Planning Commmission for the records and files of said Planning Commission. I, David Rhodea, duly elected and qualified Clerk of Filer Township do hereby CERTIFY thatthe above is a true, accurate and correct copy of a resolution of the Filer Township Board adopted at a regular meeting held on June 7, 1988. • • ~ Filer Township Clerk � 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 Filer-Twp_Comprehensive-Plan_1988 Creator An entity primarily responsible for making the resource Filer Township Planning Commission, Filer Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-02-19 Title A name given to the resource Filer Township Comprehensive Plan Description An account of the resource The Filer Township Comprehensive Plan was prepared by the Filer Township Planning Commission on February 19, 1988 and approved on June 7, 1988. Subject The topic of the resource Comprehensive plan publications Filer Township (Mich.) Manistee 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/e777127b68d69631f1d98bf65f65321f.pdf 01101a0ed6077b3bb198c983b5d0d5f7 PDF Text Text Managing the Township's Growth and Resources through the Year 2010 - r,..~ �FENTON CHARTIR T MASTER PLAN �I. IN I FICJl)tJCTIC)tf ra..,.. IL • • • • • • • • • .. • • .. .. • Plan. BACKGROUND STUDIES • l!xl8llng Davelapnrant ,,... . Papu •• ��Over 119 yaarl tl'9 FallM . . . . . . . ., . reaaon for 1h11 .-&h • ¥8dld and btllCII and hlCl'elllonal On>wli - . . . . . . . . . and ....... of the Job ...... County anc1 e11a . . . Ollllld8 ot Alnlmr n. .a Townahlp'l nNlldlnllll Nlllng 11k1 arlCI U11ban ...... ,. 110W1b ha8 C1111•1d null ,____ �orig11'81plMwada'NlapldfarFalDI ainnt nm 11e u D1p11tmaat ot .......,. orc:lnanoea - ......, - - . . . . ... SlnCa Nt • general Plllllllnll the Ccultr and many)'en. 1 .-,ia liownaND Beglnrllng In . . . . . . . . . . . . . . . . . ., Hllnnllr, andaecllG8 AtilM-.. RlllllmlTIIIIIIII• ............... 1 ���enton Township is a rural, recreationally-oriented residential community of some 10.000 ople. The area should continue to service the demand for high quality reaidetllfat pportunities for the regional empJoyment centers. The numerous natural takes ptOYfde Ile opportunity for a very congenial residential environment. 9'1Y16NAW GOVNT'( ~CdUN"IV MONTROSE rwP □ CITY JF .VONTROSE □~0TIS'VU£ ������kI1 l !! 1 : I 9- I i- .. l I .. § -=----=- ������BACKGROUND STUDIES Between 1988 and 2008, MESC expects Genesee County to lose 3,240 jobs, a decrease of 2.3%. The largest decline will be noted in the manufacturing sector, with a loss of 6,500 jobs. An increase of 2, 1oo service jobs is anticipated in the 10-year period. The study area will outperform the rest of Genesee County, experiencing an increase of 8,022 jobs, or a growth rate of 24.4%. Service industries will produce 4,290 of the new jobs, while 1,393 retail jobs will also be added. Employment losses in the City of Flint and o:her parts of the country will more than offset employment Increases in the study area, producing the overall decline for Genese·e County. Between 1988 and 2008, the share of County employment located In the study area will increase from 23.6 % to 30%. Employment projections for the County show total employment rising slightly (1,000 jobs) over the next twenty years while population levels should increase by nearly 36,000 people. Several segments of the employment spectrum should stabilize or decrease slightly including farm employment, agricultural services, mining, construction, transportation communications and utilities and governmental employment. However, the most significant change, already alluded to in the Bllnton Study, will be the reduction in manufacturing employment (nearly 15,000 jobs) and the resultant increase In retail and service-related employment. Figure 5 charts these projected changes within the Genesee County employment sectors. Fenton Charter Township Page 16 �BACKGROUND STUDIES Figure 5 Genesee Cowuy Employment Trends (1970 - 2010) 70000 Finance, Insurance, Real Estate and Services 60000 Retall Trade .c "' Manufacturing ....... 0 0 .8 40000 g z 30000 20000 Government 10000 Transportation, Communication, utilities • Wholesale Trade Ag. Services, Mining and Construction o~----,-.------,--....----,..-~----1 1990 2000 1910 1980 Y• FeAtOn charier Townih1p 2010 Source: Woods & Pool. Inc. 1990. Agriculture ��---- Map) alllOldbg W&INIIRld t,/ the SOIi Map (Map 1) - - - · -. . .I to hfgll01ganiOCOlllld .,..d ...........lllllntlllllllll911111 I! ��i) -- , 411 ✓ • -·~ ::a I , --- . I-· ) ��...... 4 .. I , , . ;.( 'n.. -ci n 1 • r ·-...J ~( 11! \......_ _ _ ,..-....... I • ETLANDS A ... ������. . . . . . . . . . .1• - • IDWlld a CDhllMllbalil¥a - - • ■1111-llff ..... « ............. fOllowlngMapL �LAK * TE Pultllo MC. . . HE �TABLE I ILUOR FENT0H TOWNSHIP LAKES ..... __ Ula~ .......... Llllal.-vl.Jl Dllat'LIM ........ ...... WataalNld (.AcrN) 1137 .... ...... ...... SUlfaal Araa(AaalO 845 Ellnllall Pl. (1111.) 174 Lqlh (IIIN) 14.53 Waterahed Shorallne Develoement Wettand.l Wellllndl v....a ~ Conwnercla1' lndualrlal Commercial (l.t.) local Undewloped (IJ.) flNldentlal (llouelng) (U.) (Percent) Vacant (Acrea) 5800 l57000 3900 76700 7.6 482.73 112059 33.97 2380 220 29.7 72.20 41.48 (1) 3700 0.00 (25) 5340 0 7500 28.8 7.96 56.85 0.38 0 5540 30.7 49.86 81.64 2.42 0 16840 34.4 304.94 284.71 0.54 1600 59200 48.5 1155.39 344.24 10.99 Publlc (Acres) (AcrN) (645) 114 16 30 14 174 870 0.70 1.42 1100 · 2180 (34) 134 . 28 l70 1.05 1700 3840 (37) , 870 1511 480 889 680 252 889 7.56 13320 26280 (183) 300 39900 33.4 311.33 367.59 · 0.99 617 152 878 2.43 n40 neo 0 15500 49.9 462.80 154.12 0.00 ....... ....... 198 134 889 2.61 1000 12800 (119) 0 13800 7.2 143.69 53.39 1.10 213 25 114 0.67 3520 0 (0) 0 3520 100.0 18857 2451 0 90 12 874 0.61 1000 2240 (15) 0 3240 30.9 c.ladLIM 300 IO 841 2.95 6520 9080 (64) 0 15600 41.8 90 12 851 0.81 3180 1080 (4) 0 4260 74.6 - 274 1837 24fll - 50.24 81,540 1m40 6020 265300 30.7 uuPCIMmlll ....... ....... ......... ..,.Lace ... 590 3.19 5800 11040 (80) 11.21 28700 28900 (330) (72) ���--- IIIIJlC J J , I ' I I I • I I I ��BACKGROUND STUDIES LAND USE For discussion purposes, the Township consists of two areas, the lake communities and rural Fenton Township. Throughout the 1920's and 1930's small vacation home developments began to ring the major lakes In Fenton Township. Since the early 1950's the vacation homes have been converted to year-round residences. This development trend continued over the next forty years until the existing lake frontage has been nearly completely developed. Residential growth was largely the result of employment opportunities In the Flint areL The vast majority of the lake front homes are now year-round residences. Lake shore development has often altered the shoreline by creating marina Inlets and canals to expand the lake frontage as evidenced by the Wenwood. Golden Shores and Ponemah Gardens developments. Small lake community commercial centers have developed along Fenton Road, Long Lake Road and Sliver Lake Road. Residential densities within the lake communities average three to four dwellings per net acre or that which Is expected In normal single-family urban settings. This density can only be supported by pubHc sanitary sewer service. Otherwise, the water quality of the lakes wo deterlora18. Awai Fenton Township la characl8t'tzed by larger, 111-aawerad l'88ldenlllll _.._.._ modei* sized farms and orchards with a scattertng of 8lables and equl8trlan training community supports two golf oourl88 and one privat8 airport. Tbe U.S. 23 has a18o had a pronounced eflact upon land patl8ml. TIie u.s 23/1rlalllllllllft Road lnterdlanges creal8d mixed wrnrne,dll and .....,. CC>fflCIII' Raad In aectlonl 2 and 3 cr-...s 1imnllhlll �FENTON CHARTER TOWNSHF' LAND USE INVENTORY (1990) .... 2 3 ' 5 • TGlal AIN Vacant AnNI Resldendal Use Commaroial Use 812 574 617 633 394 217 230 150 282 257 211 255 295 181 0.5 7.0 82.0 5.0 2.0 2.0 0.0 0.0 0.0 0.5 9.0 11.0 0.5 0 0.2 0.0 0.0 0.0 0.6 0.0 1.9 15.0 5.0 25.0 0.0 13.0 1.0 1.0 1.0 0.0 182.0 661 817 802 613 668 664 314 482 548 'l87 480 507 634 528 312 482 483 276 284 181 674 542 468 187 230 339 267 392 404 347 318 475 425 91 296 251 81 100 444 342 448 155 397 316 155 110 73 438 184 339 54 205 154 294 159 368 63 32 80 73 85 129 97 139 75 136 68 540 122 383 290 113 89 156 232 15..184 9.081 4.880 577 Industrial Use 0 67 25 79 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 Public Use Number of Units n 83 30 0 36 8 0 3.19 0.88 2.99 1.65 4.35 5.55 5.55 3.51 2.96 0.96 0.48 3.35 1.22 0.36 1.37 0.58 2.47 5.32 2.81 1.44 0.36 0.82 3.47 0.89 0.86 0.83 0.55 3.31 1.21 0.73 1.21 0 40 21 0 0 0 0 0 0 175 9 0 3 27 11 0 160 0 262 54 79 53 39 47 80 50 71 423 51 242 447 268 107 13 20 0 31 0 0 0 0 0 0 0 0 277 0 0 0 0 59 402 119 61 62 159 82 206 27 129 315 203 858 4,034 0 Residential Density 8 �������BACKGROUND the northeast portion of the Township. Map 10 shows a two-mile tire service ndll8 • a general Indicator of fire service adequacy. Library - The Genesee District Library System operates two branches In the Fenton Community; one In the City of Linden, the other In the City of Fenton. The books and staffing for both Is financed by a county-wide mlflage. The local community must S1ipp0rt the buldlng, grounds, maintenance and utilltles for the faclllty. No Fenton Township general fUnds ant Ul8d to support the library building, yet a large portion of the library patrons are Township residents. Parka and Recreation A recreational land and faclllty Inventory Includes private parks subdM8lonl. prlval8 courses, gun clubs, state, schoOI district. and county lands as we as Townsh propet1las. A complete Inventory Includes over 630 acres of land. Of this total, 381 acres are golf course or private park and the balance Is pubDc lands. Table 11 shows a complete lnventofy of each tacility. �FaplHty Lake Fenton School �Applying recognized state and national recreallonal alandaldl to a comnu1 misleading. The following standards show a present need for two tennis court. 18 addlllonal pia1ic tables and one basketball court. By the year 2000 with a maximum growth scenario of 17,400 popdatlon the need would inaease to: 3 tennis courts. one pool, 4 playgrounds. 67 picnic tables, two basketball courts, and two baUflelds. The school systems within the Township are all experiencing a laCk of avaDab1e apaae for recreational programs. Adult recreation softball, baake1ball. and volleyball Is llrrllted. a result, recreation for informal league play as wel as Indoor racna1ion facilltles wl be needed as population growth contlnueS. �BACKGROUND STUDIES Table 12 Fenton Township Recreational lnwntory. 1990 and State Rea Ntlonal Standarde Township lnv1ntorv 11@m Tennis Courts Outdoor Pool Soocer Field Sledclng Hill Shotgun Range Playgrounds Picnic Tables Ice Rink (outdoor) Ice Rink (Indoor) Golf Course Bicycle Trajl Ba.,ketbaJICourt Ballfield Archery Range local Park Land 0 0 0 0 0 1 2 0 0 2 0 0 0 5 Fenton &II 1 0 0 1 2 2 30 0 0 2 0 1 4 0 630 Township 0emu 2.5 0.25 .50 0.25 0 3 50 0 00.50 0.40 0.25 mlle8 2 3 0 100 Need .!ill m2Q 2 0 0 0 0 0 18 0 0 0 3 1 0 0 0 4 87 0 0 0 .25 mlles 1 0 0 0 0.44 2 2 0 0 Based upon the following atlonal Recreation and Palk As8oclatloft standards. JP8 of Opportunity NRPA Standards 10/1,000 1150,000 1/5000 1 ,000 Plan Standald(llpop.) 10/1,000 t 008 1 �BACKGROUND STUDIES swnmary of Findings Analysis of demographic, economic, environmental and land use data has derived the foRowlng conclusions: 1. Fenton Township has experienced a 44% population growth since 1960. 2. The populace Is wealthier, more educated, and the housing stock Is of better quality now than in 1980 and In comparison to the balance of Genesee county. 3. While employment opportunities have expanded within the Township, most residents work - outside of the Townshlp. 4. Higher density residential development Is locat8d on and around the seventeen natural lakes. 5. Public sanitary sewers service nearly all of the lake residential devetopment 6. Commercial development Is dispersed and lacks a central ldenllfylng location. 7. Wetlands and other soils Umttattons have Influenced and wll continue to llmlt tututa residential growth. 8. At11ve fanning operations are ~ t tor pr888rvll'IQ . - apace and townaNp Identity. 9. Flasidantlal development II prlmlUIIY lakl 10. Lake waler quallty devalopmert. �BACKGROUND STUDIES 13. The number of households by the year 2000 should range between 4,500 and 6,000 dwellings. There are presently approximately 4,000 dwellings In 1he Township. ��GOALS,OBJECTIVES,PO In terms relevant to community planning, goals, objectives and policies give a Master Plan the litllosophical guidance it needs to address the present issues and advance plans Into the future. They are defined as follows: Goals are overall broad statements that provide a focus for future discussions. Objectives are more specific statements of a means to attai1 the goal statement. Pollcl are very specific. acllon-ortentad statements that would he_, achieve the goals and objectives. Polley statements would provide Justification to revise or draft new ordinances or regulations or finance specific capital improvements. goals and objectives were developed during work sessions which focused on local !Qnnlng Issues and established a purpose of the Master Plll1 The goal s1a18mentS wera derived from a statement of purpose and are expreaaed • communfly planning goal Slatamenta. The goals (or purposes) provide o general Q11 11t11lflll'!III for master planning efforts. ~es. developed separately from the goals. are a of ..... 1881118d and an11111111111 llldar each goal (purpose) statement. The and COffl&DC)ldtm otlkd1V81 R below. �GOALS, OBJECTIVES, POUQES GOAL 1. Maintain the resldentlal quallty of Fenton Township. Objedives a Promote quality single-family housing, in a low and moderate density and maintain the rural character of the community. Provide sufficient open space to serve each dwelling unit either through generous yard spaces or common open space areas. c. Preserve the off-lake areas of the Township for larger lot. agricultural and open space residential uses. Plan medium and high density residential development In specific areas property served With public and/or private utilities and adequate Ingress and egress. e. Encourage a high percentage of home ownership and permanent housing types. f. Separate sJngle-tamlly and multiple-family resldentlal areas from non-resJdentlal U888. g. Provide an alternative to continued sprawl and loss of farmlands by encouraging cluster development In low and medium density areas and take advantage of natural tan'aln vistas and rolling topography In permJttlng such development to occur. h. Encourage additional hou8lng opportunities for senior cillzens. L The acceptabltt population for the li,..natlln 10 wffl be and 16,000. A pop dalon 111111111111 burdens on T-rlatllp roads Aftlji1M1111111111111 ,... .nv 1W11111Un.idlldll1i0Wlllhl) 12,500 place . . . . . �GOALS, 08JEC11VEB. GOAL 2. Provide necessary township commerclal IIMC8I while reta1 resldentlaJ character. a Discourage spot and marginal strip commercial development b. Provide locations for attractive local shopping with adequate spacing throughout the Township to serve expected needs for many years. c. Plan for commercial uses where there existing or projected support population, or where there will be adequate draw from the highway trade na. d. Place commercial uses at locations of easy access where Ingress and egress impede traffic flow. e. Allow local commerclal development only In planned areaa to avoid epot and locations. GOAL 3. Allow pproprtate or high l8Ch employment L Maximize the uee of avalllable lranlll)OIIIIIOII faclllll 01nau1trta1 b. C. not to provide IIIC-IIIIY �GOALS, OBJECTIVES, POLICIES I. Set aside land adequate to provide an employment base for the residents of the Township. GOAL 4. Provide for the sate and efficient movement of people and gooda within the Town hip. a Plan a network of road connections to complete the major and secondary road systems of the Township. b. Correct existing road paving Inadequacies (partlcularly unsafe areas). c. Monitor traffic volumes and correct roads which are functioning beyond safe operating capacity. GOAL 5. Preaerve the envlronmentaJ q lty and 11a11.... l Maintain or Improve the water quality of lak88 aid b. Minmtze the overcrowdng of lake 81981 through land conrol. d. t IINIOl.llal of tlw and Townehlp. ��IIASTER PLAN A Master Plan is a statement of community public policy. It Is a description of community aspirations and the ·road-map• toward the attainment of the Idealized Fenton Char18r Township. The goal and objective statements provide the phllosophlcal basis for the plan and the background studies become Ill factual basis. The plan atlampts to present a strategy to allocate scarce public financial resources toward the attainment of stated publlc policies. Thus, the Plan becomes a series of rational choices al1'()rlg many reasonable allematlves. The Master Plan for the Charter Township of Fenton contatna a land use plan, a natural resources plan, a parks and recreallon plan, a comrnuntty facltlel plan, a transpOrtatlon plan, and a housing plan. land Use or alt8mallve land i a stiategles u wel • Input racelved from the studies, pollclea and citizen quealonAalr8, a land concept PB' can be The concept plan (Map 11) roughl)- recorrmendl cortClfUII aid thesl Based upon the analysls background developed. areas. The concept land uses are clvldad Into vartous sub-zones. TI18S8 u,.zonea • follows: I. Service Corl1dol8 IL Ill. Lake R8111d8111111 �r • ..., !I ~I } ·----ti J- Map 11 CONCEPT PLAN Service Corridor II Ill a. Thompson b. N. Long Lake Rural / Agriculture Lake Realdentlal FENTON CHARTER TOWNSHIP c. Fenton ~=r----== ............... _.,...,.-.-. ._. nri.......J. II ��Figure 7 FENTON CHARTER TOWNSHIP SUB-PLANNING ZONE - STRATEGIES SUI ZONE 1 SERVICE CORRIDOR -ZCNE2 RURAL AGRICULTURE u... AlllfflalML,ndUIN Altemdve Lad o Residential • Medium Density ProfasaionalJOff High Tech Businea 0 0 ~Agricuftln Aelidlnlilll • l.Ollf DenlitV o Pd I Open Space Commercial - Local Commercial - H"1iway Commercial o lndullrial Alllmadve 11--a■IINIII Slrataga Alllmatlve llanqs ■ 1111 . . . . . . . • W8llandlld - Sol EIOlian Conni Id - Floodplain Allgullllonl enta.08ii..,, of sm, bw• • W.U.ldakA • Sol En.Ion Con1r01 kA • Floodplain Regulallona ~ of Colf!ty Hewth Dept Enloamlnt of s.a llGilfation SUI ZONE I LAKE RESIDENTIAL Alllmallve Land 0 0 ~Agricutan Reeidential • Low Denaity - Medium Denlily o Parka I Open Space Alllrnadve ........................ Enlorcament of M Lt4◄;dan . ':.',_ldlM - FlnNlnd Pr-..ullian • Sall!lallonCcdrdld. llllarll • F wallDII . . . afCaunlVHNli\Oepf. fl'&' -Sa,aielllldl - Well - A of County He!IJ Dept. • Wells 1.oca1 zm - Land-■ ...--­ • I.and ... niguladana lotllze& ...... • tteight • Sign conrai u.- . 1.at••---• Height . Galt• l!d■ 11 ►-....-. - Qlara:.:plMUIII · LandlM . . . . . . Lotlilel...,.._ .· ...._ ��E AGRICULnJRI! SPACEPRESl!RV~ RURAL RESK>EN11AL: UIIBANl8UBUR �IIASTEII LIGHT INDUSTRIAL: HIGH TECH INDUSTRIAL: Manufacturing, light assembly, warehou&lng facllllas and outdoor storage yards lncluclng the aaacdat8d parkJng . . . and ancma,y amnlnlBtrallve offlol Ptmllc ulllly office buildngs and subltallOn8 . . Included In 1h18 categOry. Umlled lndullrlal ac11vtty areas lhat tlexlJlllY In atandald8 to allow for research and ctewloprnant. office use and sales activllles tn conjll1Ctlon with light assembly and warehousing. ����. . Non-realdential ..... nm an olherwla6 a111act1ve 111aa1nn1. Mordar to lfflflllall'l,allll be adoplad. appllad 1D al OOIIIIMlrall 1) Develop . . . . .ell alllamMN1111. ����w,&llng the surtace ,oots. This change ...,. lmffl8dlatelY groundW8l8r. W'ellendl urban runoff. �Lake Management Fenton Township lakes can be claSSffled as meec,trophlc. The laka8 do 8hoW eutrophlcatlon, or the accumulation of nutrtenta In the wal8r and lake botlOffl IIIClldallll ._.,.. produce Increasing amounts of aquatic planlS. The L-oaaaed fk.lltllntl clarity and quality of the water. However, swlmmlnQ and boallnG can problems and conditions have lmprOY8d with the 11llltalafl0n of Ile I be 8lljDy9d wllNlUl aewer ayatllffl&. lmpactS of developm8flt within 1h11 lak8 .-,ahed haV8 lnCnl•ld .....,.... and - levels, which In turn haY8 lna'98lld plant growth and dl08111d waler uumllY• over extended period of time, all the lak89 haV8 In wllh aeclm8l1t and ..,....., at1lftillill marshes and wetlands- Waterlhed deV8IOPffl8l1l merelY acceleral8S the natutal pn,ol88 of eutrophlcatlon. What would haY8 takeh possl>IY tenS of tt,ousandl of years to compete, may take only a few hundred years with unch8Ck8d u,banlzatlon The thirteen mal« lak88 1n Fentan Tow111111p have _,.,. conwnon faCIDfS. arty total abS8nC8 of lndUl(IIII - - - 11an one percent (80 . , . , Ul8d for commerdal or lndt,11111111 t:IIIDOIII and there peroent (45 iCAIS) watersheds {Ponemah and ~ waldaedl 18 served by publlC sanitary sewers or sewer ~ areas. ThU8, any ..-ca of pollullon or AH urban develoPffl8rlt tervtce can easlY be acllllltclld OIII apecl8I source •point sourer, rathat sadlm8A19, Mltrlent leY8IS dOII - • • fll0hlnG l'8 1akal originate nm an1ffla1 feed • and •• .-na-. road and sawn fef1111zer8• ._.... out genend seaa ot concam areas of miner madelal9 'kllliflldolMI and ..,...,_ are llsted a followS. • fflllor �Existing Land Use. The actlvttieS wHhln the entire wal8f1hed do affeCt lake waler qually I the watershed Is over seventy percent deWIOpld, 118 amount of "'1J8MOUS areal creatad by roofs, pavement and parking lots, and the aasodal8d runoff II a major ooncam. Mudelale concern Is Indicated for watersheds rangk1{, betW9en 50 and 70 percent tJevelOped. concern Is expressed for thOS8 watarShld wllh 111111 lftJ percant ~ 1111t.1mlll• has con!IPlatiw •uatr!ICI Shoreline Development. oevek)pm81'1t of.,,, the shoreline configuration and ves,etatlOII• Welllr1dl oll8n 819 tied and lawn tert!ll8• road salts from the streets and flOW dlrecllY the lake. Lak8S wllh ahOrlllrll8 ~ that are greater than 70 percent dlWlaPld of 1111P CIIN)IIIIL $llarllW ranging 50 Ill 70 percent dav9IOP8d 819 of n,odllnll8 . - ; and al,ONln8II 181a than 50 p.,c.-il developed are of minor COi IC8ffl. Shoreline Wetlands. ccn,,a,aaly, 1111188 wlll ~ amounlS of ahOralna wellaJlds . . a concern since Iha c1SnJP11an of . . . . . _. dllllllbllD 111& shorellM claa'8- lie natural fillration of alllffll,illlll runQll dlll8 llr ......._ and dac:niaa nalUnll hablllll !or bird, fish and mammal p i ~ 1... lL . . . . . . . .. . 1t8I 70 percent wellandB ate of major concern; 50 70 .,__. • - • of a modetal8 COflCll"l'I. and than 50% .,. a minor concern. Contributing Ryngff - • .11.-i.-• no runoff from other lak8 watarsMdSindependllffl of the Crookad, Loon, would be for a nalghbortnll chamll ... ..., 181181 Buc:lmlJN, 1111 They are a,,an. Pina, ~ - Pat1B. 11118 ce11gaqr o1 mnar concem. con:em ..-...-.11111n___ cannacaon betW88II theS8 llk88 and the oll8r IMIII .. aannealld 11r . i _ . bo111 0111¥ nlOllenlllt a,nlllbullr',I runoff . . . . ftllOft from other lake8 wllhfn and oul8lde•the lhn,ugh Lak8 Ponemah TlluS, watw quality flellfl oullkle the lake watershed. �13 LAKE WA1USHED • 0 0 • 0 0 I I I I I • 0 I I I I I 0 0 '• • • I • 0 • Dollar :rRIX 0 I 0 0 0 0 0 • 0 • I • • • 0 • '• • 0 0 I • • 0 0 0 0 I 0 0 • 0 0 �Stormwater. Water quality of water surface area is more 801'1/h kAl•IG large watersheds. Pine and their relatlvely smal wat.,.,NICil as moderate concern. Five categorleS of the - lakes. Their authority is ~ VIIV s. A 14 on the dMIIKI . . . . . . . - - - · · · ,. . . . �----Nlll1' ...........-o1......... ............. .... LuNorStrNffl8 ~Ml.P.A.1ffl Inland .............. Id Senaltlve Solla Woodlanda ��Avoid disruption of 0 sensfflY8 sollS or h pllC8ffl8'1I o f ~ .,.. containing sensitive soRs- Steep Slopes o Reier to the Land capeblllr,.. lilld SMPSIOPN Ml!P niga,dnll OIB lacafoll of slope8 over 12%. 0 Avoid dlsnJpllol'I of containing steeP alOPI'· 0 Where necessatY, .,.... been issued- • ErOI\IOft Pennlt Ad 347 P.A. 1970 haS ����P'OYide a 1'888MI oapactty for JQfetred population size NIIIIIIIINI year 2010. The Townah~ -■ between 2,500 and 5,000 lncluclngthe of-way. Thia right hllen1lal factDr' In dallllllllnl. . c:ommuntty COUid primary county roadl - · ~ detannlne WIIIIIR lownahlp road , . .. . . . . following polclee ~ comm~ 1) 2) �������.. 2) Residential subdivisions shall provide innOValve, cempact ,. -i18111ll'IIIIIII...._ public Infrastructure costs. Housing Polley: To continue a strong building code entorcemeRt ~ wM:11 1) Ensure continuity of existing nelghbatbOOd quail)', 2) Allow the conversion of ~ Y8C1111nn ....., housing. Housing Polley: To preserw aalMI fam'll. aalllllla new residential growth In aeware& tak6 ....__. .,.. 1) Encourage large tot alzN ID Plan Map. 2) encourage 18108 tat 111111 Iii Lakefront and units wm ~ _.. - -=--k .- :· _:::-1 �All stormwater ahal be ...,...,.,. f8tlllned IO Iller ~ tldllnarlL Aocess to pubic roads lbaUld be pnwillN. ,,,....,,. IMIII •- - · paved county prtmary ,oat Lake ___ access shOUld be llfflll8d. A management plan ----- ,_.,....., .,_.,1 - - ..,._ This ma, MClltCM a ·Clflell!III!-....,... nutrients do not . . tree zone. Total I ~ . . . . . . . . raofl. sld8Wallll. l8J8l8S and parkin;g 181a shoUld be llrnllad • .-, • ht total sft8 ~ or speaiflC measures be taken to deCr88l8 . . ....,. ~ areas of the mats. parkinl • and 1re Ilka. the.-........ WIii _ . at row teet above ,.. . . . - level. - - ,... . . 40% C)f - , bl pan11ftted to avoid illd preserve ~ . .--IClll,llCvfeW8• . and-- ---abouldbeprovldld1oldf«dparhlh9;-ta.ld&Hlfal ~ �MASTER PLAN PUBLIC FACILITIES PLAN Fire: The Township has adopted a policy which will insure that there is adequate fire protection for all parts of the Township. Future growth or development may necessitate the addition of new equipment, facilities, manpower, or c,ntractual arrangements with other communities. Sewers/Water: Maximize use of existing sewer system. Discourage construction of major new trunk lines until existing capacity is utilized. Library: Continue participation ln the County Library System Parks and Recreation In order to establish a strong central focus for the community, a community center should be created on lands in and around the Township Fire Hall and Administrative Center. Property nt~ar the Township Hall could be utilized to allow a ten to fifteen acre focus. The Bowles/Mantawauka accesses will have to be redesigned to take full use of the properties. Potential activities which could be programmed into this center might include: 0 A community library 0 A senior center 0 0 0 a A gymnasium/auditorium complex An Indoor/outdoor pool or Improved beach facilities Tennis courts Parking Both soccer and baseball are very popular with township residents. Yet, the only facilities available to the community are limited. An athletic field complex consisting of two baseball Fenton Charter Township Page 88 �flelds. two softball fields and two aocc8f' programs. A bikeway/trail system shoUld be by means of existing roadWay& accommodate this blkeway a,8flln. Identify the different tralL Map ti as well as the use of tht fuue ecmllfflUIIJIIJe• .......,....., ...... ..-,-..it ���This Master Plan Is 881181111accommodate future 1f1NnOand specific will occur either with or development and chalv, section ldentfflea acllona A variety of programs Include: �IMPLEMENTA110N Storm Sewer Projects Maintain existing system Parks o o o and Recreation Communlty/cMC center Twenty acre softball/baseball/soccer complex Township blkeway trail system with stgnage on existing pubHc road rtghtsot-way Fire Service o Insure adequate fire protection tor the entire Township Funding of needed capltal improvements Is alwaYS a concern. Major county road improvements are financed tt,rough the County Road Commission. The Township should consider a millage eleCtlon for needed road improvements that are not high on the County's priority list A combination County/Township collabOratlon on road improvements could stretch local tax dollars and make improvements to deficient roads. Sanitary and storm aewer 1mprovements are flnan08d through the creation of spocial Improvement distrlCIS- 1l1e County Drain Commission ls the bOndlng aul'lodty. The Township must continue to assess . _ or mfllales to generate funds for the payment and oenesee operation of the sanltal'Y 8fNt8( system. As stated previOUIIY, fUndlnl for ~ a and civic center imp,:overnents Is nwdt men diversified. n,e TownahiP can _ . one or any combination of sources for Its fund"ang sowe&. MIiiage, genanil ILPII, ......... pmtall !IQll8llalll _. generally accaptabJt ~ - - - et Fire serv1e1 __,.....,.. . • electlOn ~ w •IIIIIIMllll ~ IOUnda1klne we al fllndH10. ........ frOffl general Jund ~ r • or a 1111Uaga .,._----would -,y • pJO¥ided friOd1 thne aourcea. i'Qlhlthasbmlltmost ""81 maklaDGal 8Mt , . . . . . ~ lnch.lta �1) Promoting orderly growth In a manner conallllt1t wllh land• pold• • • • • Plan. 2) 3) To promote attractiveness and varletY In lie T ~ __... - - • • • providing variation In lot sizeS, ec. and allowlnG tncreased delllllas wH1e • • •: more common open apace. To accommodate special. complex or unique uses llrDUfJf'I 8ldl ••111111 • planned unit developments and speclal use pamlla. 4) To guide development a,,ay from ua---- ... st.dJ • agricultural land. 5) To preserve and plol8Ct - accordance with the Mas181' Plan 6) Enforce current land Ull8 Ulldl SUIII zomnt ~ The zoning ordnance and offlCl8l ffllPt long range planning pollOW Qt the TOMllfilp. a statement of plannlnCI pollcy aid lll9 •1111111mm policy. To adl_,. ,........... _ _ _J_ __ to consider b tollowll'IO.,... •lall■ ���will be extremely Important a the Townahfp objectives contained within the Master Plan. mcM1a IMM Plan Updates This plan should not become a static document. TIie TOlllllllfD. attempt to re-evaluate and update portions of on should be updated at least once evay five Y8III goals for the review of various aactlons of 1118 Plan on ��APPENDIX A COMIIUNITY SURVEY QUESTIONNAIRE SUMMARY ��G) ! i .sa 0 C: 1u .Q s:. C: Additional apartments/townhouses/condominiums are needed ~ 8- ~as~ clrcle a number below the column heading which most closely iscribes your preference regarding each of the following statements; G) E 0 z ~ (46) to/o (129) 12% (107} 10% (208) 19% (608) 55% (331) 29% (335) 30% (222) 20% (99) 9% (137) 12% Additional neighborhood shopping establishments such as grocery stores, drug stores, etc., are needed . . • . . . . . . • . (131) (209) 18% (109) (259) 9% 22% (476) 40% Additional commercial development such as fast food, gas station, shopping center, etc. in selected areas is needed .. . (79) 7% (183) 15% (90) 8% (230} 19% (598) 51% Additional industrial development is needed ..... __ ..... . (201} (284) 24% (120) 10% (135) 11% (462) 38% (156) 13% (308) 8% (467) 39% (164) 14% Additional senior citizen housing is needed .. .•. •.. •. .. ~ .C - Attitudes on Commercial and lndustrtaJ Development. If ditional land were to become available for commercial or industrial es, what type would you prefer? · 11% 17% 111 D • Attitudes on Environmental Qualtty (102) The water quality of the Township lakes Is acceptable 26% Q RIiing and dredging of wetlands, swamps, and marshes should be regulated by the Township ................••.•. (564) 48% (223) 19% (70) 6% (81) 1% (247) 21% ) There is overcrowding of lakes and lake properties (855) 71% (194} (72) (49) (38) 16% 6% 4% 3% l) The Township should take a more active role in regulating lakes and 1a1<efront property . . . • . . . . . . • • • • • · · • • • • • • • • . (595) 49% (285) 24% (121) 10% (92) (109) 8% 9% l) The Township should promote efforts to retain farming and the rural character of the area ......•.· • , • • · · · · • • • • • • . (739) 61% (256) 21% (95) 8% (68) 6% (48) 4% (373) 31% (33) 3% (42) (21) 61% 3% 2% paved roads within the Township are currently adequate and caf)able of handling existing trafffe · · · · · · · · · · · · · · · · • (99) 8% (233) 19% (37) 3% (279) 23% (560) 46% Gf8vel roads within the Townsh!J> are currently adequate and capat,le of handling existing traffic · · · · · · · · · · · · • · · • • (92) 8% (280) 23% (235) 20% {267) 22% (328) 27% Township taxes sh()Uld be raised to improve roads and relieve (64) (121) 10% (76) 6% (193) (747) 62% 'an ,Q) !1) ~, 2.3) ••• e . Attitudes on Township Services Garbage and refuse collection Is satisfactory ........ ' ii •• ... congestion •••••••.•.•.....•..••..•••••••••. - 2 - (746) 5% 16% ��� 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 Fenton-Charter-Twp_Master-Plan_1990 Creator An entity primarily responsible for making the resource Ayres, Lewis, Norris & May, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1990-12 Title A name given to the resource Fenton Charter Township Master Plan Description An account of the resource The Fenton Charter Township Master Plan was prepared by Ayres, Lewis, Norris & May, Inc. in December 1990. Subject The topic of the resource Master plan reports Fenton Charter 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/6d0a915baf8fc8ac5d92d9831410759b.pdf 9cfe68eaec2b75407286d1f60ebd17fc PDF Text Text CITY OF FENTON, MIC G COMPREHENSIVE PLA FRO ~ THE LIBRARY CW: pi- n 113 & zn JC nter, �City of Fenton, Michigan Comprehensive Plan 1989 Prepared by the City of Fenton Planning Commission with assistance from The WBDC Group. Frank ams Kenn E. Hanson Ridwd&al\k Jlill'lllt11111'WIH!al �TABLE OF CONTENTS ELEMENT I. PAGE POPULATION PROFILE A. B. C. D. E. II. Historic Growth Projections Population Growth Scenarios Racial Composition Age ECONOMIC PROFILE A. B. C. D. E. Employment by Industry Employment by Occupation Market Area Employment Genesee County Industrial Parks Income III. HOUSI G PROFILE A. B. C. Housing Value Age of Housing Buildng Permit Data IV. NEIGHBORHOOD PROFILE V. TRANSPORTATION A. 8. C D E F G 1 Introduction Traffic Accidents North South Travel Downtown Circulation Downtown Parking Id str al Pak Co nection To ey Road ong L ke In I Fre ay Tra f V o Pl 8 8 12 13 15 15 18 18 21 21 23 26 26 26 28 30 35 �ELEME T v. PAGE TRANSPORT AT ION• con't ••• Access Management Bike Paths Gravel Pit Road J. K. L. VI. 39 39 39 EXISTING LAND USE A. Development Patterns Image Analysis Land Use Conflicts 8. c. VI I. 41 NATURAL FEATURES 51 Soils Floodplains Wetlands Woodlots 51 51 53 53 A. B. c. D. VIII. HOUSING ANALYSIS A. B c. D E F IX C A 8 41 44 48 54 Housing Conditions Housing Mix Housing Conversion Hfstorfcal Homes Hous ng or th Elderly Future Acreage aeds RCIAL YSIS e 54 55 7 5 62 �ELEME T PAGE x. 69 I DUSTRIAL ANALYSIS A. B. c. o. Past Development Trends Regional Perspective Strengths and Weaknesses Future Acreage Needs COMMUNITY FACILITIES XI. A. 8. c. o. E. F. Water System Sanitary Sewer System Capital Improvement Plan Public Schools Public Buildings Parks XII. GENERAL DEVELOPMENT PLAN ISSUES, GOALS, RECOMMENDATIONS XIII. A. B. c. D. E F. G. XIV xv XVI Transportation Land Use Natural Features Housing Connercial Industrial Co11111un ty Facilities IMPLE E TATION RECRE ON B BLIOGRAPHV 69 69 71 72 74 74 76 78 80 82 85 86 93 94 106 111 112 114 115 116 18 �TABLE OF TABLES PAGE TABLE POPULATION GROWTH, CITY OF FENTON AND SURROUNDING AREAS, 1950-1987 2 POPULATION ESTIMATES AND PROJECTIONS, CITY OF FENTON AND SURROUNDING COMMUNITIES, 1987 &1992 2 POPULATION PROJECTIONS, FENTON AND SURROUNDING AREAS, TO YEAR 2010 3 4. POPULATION GROWTH SCENARIOS, CITY OF FENTON 1 5. POPULATION BY AGE GROUP, CITY OF FENTON, 1980 9 6. EMPLOYMENT BY INDUSTRY, CITY OF FENTON, 1980 11 7. EMPLOYMENT BY OCCUPATION, CITY OF FENTON, 1980 12 8. CIVILIAN LABOR FORCE AND EMPLOYMENT ESTIMATES, GENESEE AND SHIAWASSEE COUNTIES (FLINT MSA) 14 INDUSTRY EMPLOYMENT SUMMARY, GENESEE AND SHIAWASSEE COUNTIES, (FLINT MSA) 15 1. 2. 3. 9. 10. SUMMARY OF GENESEE COUNTY INDUSTRIAL PARKS, 1986 11. HOUSEHOLD INCOME, CITY OF FENTON 16 16 12. MEDIAN HOUSEHOLD INCOME, CITY OF FENTON AND SURROUNDING COMMUNITIES 18 13. MEDIAN HOUSING VALUE, CITY OF FENTO AND SURROUNDING COMMUNJTIES 10 HOUSING VALUE, CITY OF FENTON, 1980 20 14 15. f(AR STRUCTUR'.£ BUilt CITY IF f!NITON 16 17. BUILDING PERNIT DATA, CITY If 9E- tl7 I �TABLE OF TABLES, con't ••• TABLE ~ 23. SUMMARY OF ELDERLY POPULATION, 1987, FENTON 60 24. PERCENT OF SENIORS NO LONGER ABLE TO LIVE INDEPENDENTLY, 1987, FENTON 61 25. RESIDENTIAL ACREAGE NEEDS 62 26. EXISTING OCCUPIED RETAIL SPACE, CITY OF FENTON 64 27. COMMERCIAL ACREAGE NEEDS 68 28. 72 INDUSTRIAL ACREAGE NEEDS �TABLE OF FIGURES FIGURE 1. PERCENTAGE SHARE OF POPULATION, FENTON AND SURROUNDING Cort4UNITIES,. '80 .. 2010 2. POPULATION PROJECTIONS TO THE YEAR 2'010, FENTON AND SURROUND? AREA 3. POPULATION BY AGE GROUP 4 INDUSTRY BY EMPLOYMENT SUMMARY, FLINT MSA 5 MEDIAN HOUSEHOLD INCOME, FENTON AND SURROUNDING COMMUNITIES I arn 22 6 AGE OF NOUSI NG. 7. CITY OF FENTON NEIGHBORHOODS 8 TRAFFIC ANALYSIS 9 DOWNTOWN TRAFFIC FLOW 10 EXISTING LAND US£, -,ENTON - 1917 11 IMAGE ANM.YSIS 12 NATURAL FEATURES 13 14 C OF FEtfTOH - 1987 17 11 �• I. POPULATION PROFILE A. Historic Growth Fenton first experienced dynamic population growth between 1860 and 1870, when the population increased from 735 to 2,353. During the next century, there was slow, but steady population growth. Fenton's growth rate soared for two decades between 1950 and 1970. During those twenty years, Fenton's population grew faster than most of the surrounding communities and Genesee County overall. Fenton•s population boom ceased from 1970 to 1980, as the population decreased by 7.3 percent. Surrounding communities captured the area s growth, during that decade, with population increases of 11.9 to 76.8 percent. Since 1980, Fenton 1 s population has increased slightly from 8,098 to 8,312 (1987 estimate). 1 Table 1 provides a comparison of growth rates for Fenton, communities, and Genesee County between 1950 and 1987. B. surrounding Projections The 1980 U.S. Census provides the most current population benchmark for comparing households. Effective planning, however, requires estimating the current population and projecting into the future. Table 2 provides 1987 population estimates, and 1992 projections for Fenton, surrounding communities, and Genesee County. This information is from National Planning Data Corporation (NPOC), a recognized leader in preparing small-area demographic updates and forecasts based on historic trends, census data, and leading economic indicators. Population projections for the Fenton area to the year 2010 have also been prepared by regional planning commissions and the state. These projections are shown in Table 3. - 1 - �Table 1 Population Growth Cfty of Fenton and $Urrounding Areas~ ltS0-1R7 1950 CITY OF FENTON 4,226 1960 6,142 46.3 8.tM Genesee County 270,963 374 313 Fenton Twp. ( 3) 2,153 Village of L ncten 933 4,327 1,141 Holly Twp ( 4) 1,367 Village of Holly 2,663 Rose Twp. 1,105 Jyrone Twp 1,039 2,282 3,269 r) (l) 1,Ut 1,523 Indicates percentage g 1987 Estf 111te f 3) Fenton trownsh1 4) Holly Towns p Source. !L 101.0 22 8 '22' 9 8 34 t 46 Ii �Table 3 Population Projection Fenton and Surrounding Areas (to ,.,r 2910) Location 1980 1990 20&1 CITY OF FENTON a.1,s fl.Ult 11 Genesee County 450.449 441,400 Fenton Township Village of Linden 9,510 2,174 s.,19 Holly Township 3,612 4,874 4,465 Village of Holly Rose Township 2.1n 3,909 s.m s.cn 1.m 4,53 s.t111 7,485 Tyrone Township ,111 &,on 1 Conmunftfes 1n Ltvtngston &Qaklaftd Counties hut growth project101s between 280 aftd 2085 Source: Mt ch gan GLS Re91 SEKCOG Tbese project 8 840 fn the s Ce !th �Fenton Township's population is projected to nc-•~-Townshfp by 1,911 between 1980 and 2010. Pro eeted ,epultt on Fenton and Holly Townships are experienced between 1970 and 1980. Figure 1 portrays each Fenton area c0R1Runity's percentage of 1980 and 2010. This figure highlights the fact that the population base is expected to continue shifting sout-,rn illustrates growth for the Fentoq area COhlWAities fo~ the years l 2010. 1- �FIGUltE1 PERCENTAGE SHARE OF POPULATIO • --·• ~ii.f_l AND SURRO G COM..... ~,,,,. .. �FIGURE2 POPULATION PROJECTIONS TO YEAR 2810 FENTON AND SURROUNDING AREA 1'800 15000 14000 13000 12000 11000 10080 C 00 0-. ... N �C Population Growth Scenarios Table 4 lists several population growth scenarioi tor Fent agencies/firms using a variety of accepted projection method$ for comparison in identifying and quantifying future growth informational purposes. the projections have bee~ averaged. Table 4 Population Growth Scenarios City of Fenton A B C D E 1980 8,098 B.098 8,098 8 098 8,098 1987 8.312 NA 8,871 1,183 a.588 1992 8,407 NA 9.423 s.4t5 8,752 2000 NA 8,729 10 327 201-0 NA B 840 11 411 Sou ce. Scenario A: Mat1Ma1 Plann ng SGeu G 1t Q 8 �This plan will use the projections contained in Scenario E in considering Fenton's future growth. Scenario E most closely represents the mid-range of the various growth options. o. Racial Composition The 1980 population in the City of Fenton was 99.1 percent white. Less than 1 percent of the populus were minority residents. The hispanic population comprised .5 percent of the population. E. Age Table 5 provides a breakdown of the Fenton population by age group. This breakdown is also shown graphically in Figure 3. Fenton, with 33.7 percent of its population in the 0-19 year old age group 1s very similar to the state (33.6 percent). In the.20-64 age group Fenton (54.7 percent) is slightly lower than the state (56.6 percent). Fenton exceeds the state's percentage of elderly population (65 years and over) with 11.6 percent compared to the state's 9.8 percent. If Fenton follows the same pattern as projected for the state through 2010, it will decline in percentage terms for the 0-19 age group, and increase in both the 20-64, and 65 and over age groups. II. ECONOMIC PROFILE A. Employment by Industry Employment by industry lists the workforce employed by sectors of t economy, such as manufacturing, retail trade or education The Fento fs similar to Genesee County and the state of Mich19lfl in percentage (31 8 percent) of l:he peop e ire emp1eyetl n th• industry Th-is compar•s to 39 8 percent o the Gent$• Cou 30 3 percent of the Michig1n workforce �The service industry ranks a close second, employing 31.1 percent of the workforce. Service industry employment is higher than either the county or the state, which employ 26.1 and 28.4 percent respectively. Table 5 Population by Age Group City of Fenton, 1980 Total Persons A9e Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 yea rs 35 to 39 yea rs 40 to 44 yea rs 45 to 49 years 50 to 54 yea rs 55 to 59 yea rs 60 to 64 years 65 to 69 years 70 to 74 years 75 years and over .Median Age # Minorit~ 569 639 705 814 743 705 582 482 410 437 418 382 275 249 205 483 559 633 695 801 735 700 576 475 407 436 418 381 275 248 204 479 10 6 10 13 29.1 29.2 NA * Minority includes Black, Hispanic, Other NA - information not available Source: # White U.S. Census Bureau - 9 - 8 5 6 7 3 1 1 1 1 4 �FIGURE3 POPULATI CITYO BYAGEGROVP 0 .1• �Wholesale/retail is also a strong employment industry for Fenton employing 22.5 percent of the workforce; this is higher than the county (19.4 percent), and the state (20.1 percent). A complete breakdown of employment by industry for the Fenton workforce fs given in Table 6. Table 6 Employment by Industry City of Fenton, 1980 City of Fenton Type of Business i of Total Workforce* # Employed Fenton Agriculture 4 Mining 7 Construction 147 Manufacturing 1,051 Transportation 106 Co1T111unications/Public Utilities 50 Wholesale Trade 155 Retail Trade 587 Finance, Insurance, Real Estate 110 Business and Repair Svc. 100 Personal. entertainment, and Recreation Svc. 122 Professional and Related Svc. 806 Mealth 243 Educational Public Administration * " 0.1 0.2 4.5 31.8 3.2 Genesee Co. Michigan 0.5 o.o 3.2 39.8 4.0** 1.5 4.7 17.8 16.5 3.3 3.0 4.2 3 1 4 ' 3 S 3 7 2 7 24.4 20 3 34 21&5 17 2 7 20 1*** 454 56 1.7 0.4 4.1 30.3 5.7 Represent eo,nparfson of Fenton brea down to Coml CodbfAes Trans ortation wt h Ccnnun ca 181\ �B. Employment by Occupation Employment by occupation gives job characteristics for employees in the various employment sectors. "Managerial and professional specialty occupations", and "technical sales and administrative support" are the first and second highest occupations of employment in Fenton with 26.8 and 23.8 percent respectively. ·As would be expected, due to the large percentage of the workforce 1n the manufacturing industry, 19.1 percent of the workforce is employed fn industry-oriented occupations such as operators, laborers, and assemblers. However, since the above percentage is lower than the total 31.8 percent employed in the manufacturing industry, many Fenton residents are employed fn a managerial or technical sales capacity within the manufacturing sector. A complete breakdown of employment by occupation is listed in Table 7. Table 7 Employment by Occupation City of Fenton, 1980 OCCUPATION Employed persons 16 yrs. and over I EMPLOYED 3,301 Managerial and professional specialty Executive, administrative, managerial Professional specialty 884 Technical sales and administrative support Technicians and related support 786 Sales Administrative support including clerfca1 service Private household Protective Service A11 Other Service fanning forestry, filsMfll Precision production craf and fepa r 314 570 55 257 474 465 26 2 7 2 PERCENT 100 o 26 8 �c. Market Area Employment Market area employment trends tre a lead1ng economic development out1ook ty"takfng tnt provide a more accurate econ01111c picture thatl ju residents. The City of Fenton 1$ located within tJ'tt fl Rt --~11:at Fenton workforce could be working 1n Fenton or e1sewhere wt h Similarly, many persons working or shopping in fentoa re de Table 8 provides a 1980 and 1987 breakdollJl'I of 1•yn1Utl Flint market area, which includes the counties of Geflessee 1 Table 8 indicates that the Flint area has ~nd•~• workforcf between 1980 and 1987. Tbs decline has the manuf•cturfng industry which lost nearly 13,000 service producing industries e,cperienced s11ght p ft Wholesale and ret•11 ~ftdustrfes ncrused ~ wr,tk'l\llWll',I~• 5,000. General ser ice fndustrits p Md 2 200 du t Table 9 givas an emp o,ment MetrDpoltt Area industry �Ta.ble 8 C1v111an Labor Force a'ftd D_aplo.YIN'Qt Estffll es. Genesee and Shiawas:see. Clut1t1e1 rr1t,tt t.epol 1980 and 1987 CIYILIAN I.MGR FORCE Elllplo.v-nt unemplo.ymenrt Ra1:e- Nin1ng Const~uct1on Mamifae urt119 Durable Goods Furniture and Fixtures Lumber and Mood PrGdu:cts !DO �Table 9 Industry Employment Summary Genessee and Shiawassee Counties (Flint Metropolitan Stattstfc:a1 Aru. 1180 ..lftf1911l Construction and Mfnfng Manufacturing s.100 4 70.400 S'1 HO Trans. C0111111 1 &ut111tfes &.200 4 AO Wholesale Trade 9 200 H,100 30.700 33 ,VO Retail Trade Finance. Ins. Real Estate Services Government Total Wage and Salary E,ftP Note Source. tndllstr �Table 10 Summary of Genessee County Industrial Parks, 1986 Park 1. 2. 3. 4. s. 6. 7. a. 9. 10. 11. Name Agree Bishop C11o Commerce Dort-Carpenter Fenton US-23 Fenway Park Hil 1/I-75 Holiday Montrose St. John Total Acres Acres Vacancy Avail. Ratd 43 30 15 30I 50 27 57 104 170 40 30 tOI 16 36 95 3ft 40 91S 231 14 351 50 21 29 37 37 180 701 22 73' 581 10M 12S Source: News Report, Flint-Genesee Corporation for £eonmric Gn>wth. Mey--. 1987 Table 11 Household Income City of Fenton Less than $7,500 $ 7,500 - $14.999 $15,000 20,000 $25,000 $30,000 $3 - 19,999 $24,999 $29 991 $34 999 16 15 S �FIGURE4 I DUSTRY EMPLO �Table 12 Median Household Income City of Fenton and Surrounding Communities Location 1979 1987 1992 CITY OF FENTON Genesee County $20.410 $20,996 $27,339 $27,580 $29,355 $30,500 ·Fenton Twp. Village of Linden $26,360 $22,339 $31,032 $29,545 $34,247 Holly Twp. Village of Holly Rose Twp. Tyrone Twp. $22,279 $21,327 $26,193 $29,034 $27,179 $25,694 $32,086 $38,333 $28,888 $32,869 $27.237 $35,146 $43,143 Source: 1979 figures - U.S. Census Bureau 1987 estimate and 1992 projection - Nationa1 Planning Data Corporation III. HOUSING PROFILE A. Housing value. The City of Fenton 1ncreaud by 486 heu; if Despite a considerable number M lalcefront bas housing units 1n 1980 we Qccup ed ear....rltbndl-.. accounted for 75 2% of be tot.al nu11•r· ,occ:t11dilllJIIIIII of lower tha ownsh1Jl)I Fen on �•• ·····- 11 ..,, a: MEDIAN INCOME ~ 0 w C ;:,c 0 n (fl (I} ~ I\) 0 0 0 0 0 (fl t.:> 0 0 0 0 0 0 0 ~ ff;. 0 U1 0 0 0 0 0 0 0 7. ~ 0 CITY OF FENTON z C: tt'l :;a:, :i:: GENESEE COUNfY -:, r- i7 ~o 0 t"'4 C: t::, FENTON TWP. C) ~~ 0 "' zzM zo t::, C: r:,, 00 r► 0 ::,:, Z C C'l C: O>:;:i::, loo"j ~ > ::C Ul IT1 ~ > n "'?j trj trj - 1-((i t"" 0 zo a: VILLAGE OF LINDEN C") (i tfj (i > 0 --i ~ 0 z ~ ~ C: HOLLY TWP. ~ VILLAGE OF HOLLY ~ r:,, ROSE TWP. TYRONE TWP. $43134 (§I ~ \0 \0 N ,-._ "'C ~ 0 ~ .._, ■ 1-4 \0 010 ...... ti, t:.,J -"".l .._, . �Table 13 Median Housing Value City of Fenton and Surrounding Communities, 1980 and 1988 1980 Value 1988 Value 1 CITY OF FENToN $42,300 61,513 Genesee County $35,500 51,624 Fenton Twp. Village of Linden $56,600 82,309 Location Holly Twp. $41,400 Village of Holly $38,300 Rose Twp. $59,700 Tyrone Twp. $66,400 1 Represents 1980 value adjusted to 1988 urban consumers. Source: 60,204 55,696 86,816 96,560 using the Consumer Price Index for all The U.S. Census Bureau and The WBOC Group Considering only owner occupied, single family homes on less than 10 acres (the classification applied by the Census Bureau in delineating value), Table 14 details 1980 Fenton housing values. Table 14 Housing Value, City of Fenton,1980 # of Units Value Less than $10,000 $10,000 to $19,999 $20,000 to $29,999 $30,000 to $49,999 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more 9 56 245 923 503 40 9 l Median Value: source. Us. Census $42,300 Bureau �B. Age of Housing Table 15 gives a breakdown of housing age. Fenton's long tenn dee city has produced housing in a variety of age groups As ftnt&n & tmu continues to age, the city may have to establish a hQWsing ,...a•~ program should evidence of deterioration occur. Fenton present y 1,200 housing units 39 years or older Figure 6 gr1ph1ca11y f11u$trate& housing stock. Table 15 Year Structure Built City of Fenton Year Built 1980 to 1987 1979 1975 1970 1960 to to to to 1950 to 1940 to 1939 or Mar 1980 1978 1974 1969 1959 1949 earlier TOTAL. HOUSING YNITS C Bu ld1n U..its Percent 315 9.9 40 263 287 408 161 Ht 8'8 1.3 8.3 9 I 12 9 21.1 10.4 27 1 100 0 �FIGURE 6 AGE OF HOUSING CITY OF FE TO -1987 HOUSING U ITS 1-9YRS 1O- l 8YRS 19-38YRS 39 YRS< 355 550 1077 1187 3169 SOURCE· U.S. CENSUS BUREAU. CITY OF FENTO �Table 16 Building Penn1t Data City of Fenton 1980 ... 1987 Year ny 1980 1981 12 1982 1983 7 7 6 1984 4 1985 1986 32 45 85 1987 TOTAL e Fam l I 198 (52 9) t 5 0 0 2 12 48 418 117 (31 3) source· 1980-1984 Data - Genesee Count, P 1985-1987 Data - City of Fenton IV N!IGlifBORMOOD PROnLE The C ty of Fertt p �Table 17 Population, Housing and JnCOIIII ~ltt.Ncte By Neighborhood City of Fenton, 1980 Ne1 hborhood 1980 1980 Housing units Po n 064 772 (4) 267 {5) {4) 065 1806 104 23CJ (t) 1968 655 Rank 1-10 Rank 1-10 066 Renk 1-10 (2) ( 1) 216 1) (t) 73 067 Rank 1-10 (9) (9) 068 370 (8) 139 Rank 1-10 (8) �UJ<£..,,....,.. _rrl --~- FIGURE 7 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN NEIGHBORHOODS (AS DELINEATED FOR THE NEIGHBORHOOD STATISTICS PROGRAM> . .. ... - i..ri......J �V TRANSPORTATION A Introduction Fenton's transportation ys • bes an inrportaht in shaping the City's uture growth. Correcttfllg w111 enable Fenton to meft continues to grow The Traffic Analysis MIP (Figure 8) pPov1des naiiilli'll't t intr&fflilftiillil accident 1oe~tf ons, iltte see:t1cm -whtc.fll arw eMfu • areas where act1,1t1 fra ,cttia tlfld 1ft I s 'IMl!r•IWll1,.. lllllftkt' along the street, daily traffic capacities, and ,,eas where• new st conditions, and recOtm1tod1tfons teb ~ s detail fn the fGllowfrng sections B Jraff1c Accidents ��Action Alternatives: Improvements to reduce accidents at spec1f1c fnterseeitm . .,11111~·-~·...a1r detailed evaluation of accident patterns, signal tiMing etG analysis of traffic issues which follows addresses tk fllWd traffic operations at most of the interseet1ons lfsted lbove. C North - South Travel There are two major north - south routes through F Streets. Both are two lane roadways carrpng vehicles per day along various segment$. Eacft characteristics that fnfluenee their lfned with single family res1dent1,1 h primarily by through traffic. Leroy often with limited setbaeks which adds siff fie.ant y volume when added to the tbr9ugh traffic Many JDOtorJsts use Adelaide for lon of the access1bi1fty to tbe US. 2 compared to Leroy Str•t u,1r,9 L•ro, Street for lo tbe circuiito patt C re �four 90 degree turns required and traffic congestion llt.rth Square. Also, current traffic volumes on Nortb LerQY iie.eft intersection with North Road and the downtotffl are approadt 9 e11.aCill'\,}tl a two lane street Action Alternatives: North - south through travel routes in Fenton need to ~ acconmodate both existing and future traffic volumes <•ro,• eM: the downtown are addressed in a later section of this p1u) Leroy along its two lane segment ts one option. However. the dart adjacent land uses along the street 1im1ts tie J)Otelit1al Adelaide Street has sufficient capacity to handle lddi adjacent land uses are sufficiently setback to allow flJtu Therefore, for planning purposes Ade1afde Street stlotl1d be primary through north-south route in Fenton for t~ oriented to the downtown Leroy Street shou d be ¥1 d l to adjacent land uses such as Fent111 Square ob nearby homes Several re1at1 ely no fi111p in,prove traffic flow 1_per1t1 sat Ille s ltG �D. Downtown Circulation: Streets in downtown Fenton motorists patronizing businesses. The generalized ,e based on intersection turning movements fs shown in Figqre 9 and turning movement counts were also used to esti•te tbe travel patterns in the downtown area, as shown 1n the followfng tab :e Table 19 Downtown Travel Patterns City of Fenton Movement 1. 2. 3. 4. 5 6. 1. a. g N. Leroy to/f Offl S11ffr l e Rd./Roberti N. Leroy to - from "'-in St To/from Fenton Square (n. etwtrance} Silver Lake Rd - Roberts to/~Nllft Main N. Leroy to/from s. Leroy Silver Lake Rd - Roberts to/fr• E. Roflerts S Leroy to Main St. Silver Lake Rd - Roberts to/fr Other $(1)urce: �FIGURE 9 CITY OF FENTON DOWNTOWN TRAFFIC FLOW (NUMBERS BASED ON PEAK HOUR TRAFFIC COUNTm •• SILVER LAKE 8750 �• • • • • Earlier studies by a traffic engineering firm and the Genesee County Planning Department recommended a partial one-way system around Fenton Square. Both of the previous recommendations were to make Walnut Street one-way northbound and South Leroy Street between Silver lake Road and the Community Center one-way southbound. Those studies were based on downtown traffic volumes which were much higher than are currently being experienced. The studies also included other design recommendations intended to improve circulation in and around the mall. Few of those recommendations have been implemented. Action Alternatives: Three alternatives were considered to improve traffic flow: ALTERNATIVE A - ONE WAY SYSTEM This alternative would require traffic around Fenton Square to use Ellen to Wa1nut for northbound and South Leroy for southbound travel. As noted above, the one-way system was recommended in two previous studies. Cost of the project would be minimal, requ1r1ng only signage and intersection modifications along South Leroy Street at Ellen and the south Fenton Square entrance. The intersection modifications could include brick pavers across the street to emphasize Ellen to Walnut for northbound traffic. This alternative improves northbound travel by eliminating the difficult movement from South Leroy Street to Roberts Road to North Leroy Street. However, the alternative of using Walnut is already available though seldom used. In spite of the general perception to the contrary, Leroy Street is not currently used as the major north-south route through Fenton, and should not be. Rather, Adelaide Street provides a more appropriate route for through traffic, and is currently being used in this manner. In addition, the one-way system does little to improve those movements causing congestion, such as Silver Lake/Roberts Road to/from Leroy Street and to/from Main Street. - 32 - �ALTERNATIVE B RECONNECT LEROY STREET This alternative would reconnect the North/South Leroy Stri existing Fenton Square. and more specifically. Dancers Sto.r.e would improve traffic operations at the Silve~ Like Road ar,d Le intersection but could also have undesirable impacts. Since travel downtown would be less congested. some of the thNHJ1t11111 currently using Adelaide would probably shift to Leroy That woutl.d traffic conditions north of the downtown where the potenttol fer w 1s restricted. This alternative also does little to fapl:"OVe the traffic flows. such as between Silver Lake/Roberts Road and 1ft s•--...,. In addition. the relocation of the Dancers Store would be costly This alternative could also have a significant adverse tmpact on Square by increasing fragmentation of th• Squa~•s Implementation of this alternative would require art O~--~t ef the Square. and would likely neeessitate some restlui~ to M1 1~r-M • d • impacts •••••1.- 1 ALTERNATIVE C CONNECTING SILVER UK£ ROAi TI) HAI This alternative would include exteftd ng S lver railroad tracks to co11ect Me•,~~Mafn to Ile �Alternative C would reduce left turns fNJIII Leroy Street by approximately one-third, ancf-¥ from Main Street onto North Leroy Street. llJU& te t traffic. an exclusive left turn phase !for eastbtt,,nd Sf1H required. The result would be improved traffic oper intersections. Traffic operations could be fiurther improved if tllte nter·~••lj!• Leroy Street at Silver Lake Road could be den.ed to lllflfln~• lane for westbound traffic. A one sfdecl traffic s.tpa;l s traffic only; or a signal timed to coordfntte w tft 'the could be considered to malte left tu.ms f -■,- te• ._N!llbtaMIIIII Both of these reconnendatfons were made previously by tbe Planning Department Implementation of Alternative ra11roed crossing and requ1reMettt for nwttreet the project would be much mo than optfcm B Since the t crossings by reducing veh1'1 tood pat• tial f e t:ate �The southern entrance off Leroy Street is perceived by the untrained motorist as a continuation of the street. There are no visual features to highlight the entrance. The southern entrance has been a particular problem with large trucks entering the parking lot and lacking sufficient maneuvering space to easily exit the lot. Each entrance to the Square provides access to only one of the sevetal parking areas. The lack of connection points between the parking areas forces motorists to re-enter the surrounding street system if unable to find a parking space or to visit another store during inclement weather. This situation creates conflicts with traffic using Leroy as a through north-south route. Moreover, the segregated parking arrangement reduces the potential for shoppers to patronize businesses at opposite ends of the Square. F. Industrial Park Connection: Fenton's two major industrial parks, Fenway and Fenton, are located just east of U.S. 23. Though adjacent to one another, the two parks have separate access systems, though a connection is desirable and feasible. Fenway Park's entrance is along Silver Lake Road, which provides convenient access to U.S. 23. Fenton Park is south of Fenway and has three tcce points along Owen Road: at Alloy Drive, Industrial Drive and Steel Dr1 Those three routes provide access to the OWen Road/US 23 inter:cblRge Alloy Drive is closest to the interchange, but has 'the least sig,tt (12 to 15 seconds) looking to the west Industrt 1 Drift 1 park's main entrance but fs obscured by the conaeN:fal uses sfgnage on either side Steel Drive fs the lftOSt visible and ffilnd,1, the three ae~ess points However and is aef'iOss f OM oane~ta, rdri e Due to the lack of• north~ tfflt two NUS M4 parts VS 2 r:ed ov he �In addition to the desirability to connect the two fndustl"ial pe is a need for a north-south connector fer intra-city tr1,eJ. SCllll■WI between U.S. 23 and Adelaide. Environmental conditfons 11nrf the Dlld:e1'1l!t1 alignments of such a connector. Nuch of the area east of fie: parks contains poor soils that would have to be reptac t• • 1 construction. An extension of either Alloy Drive or tei complicated by the crossing of an identified wetland. tldwe er, e this constraint into consideration, the short length l!'tefU Nd Alloy Drive and the existence of public right-of-way make tt a project. Extending Steel Drive could also provide the connect on 1ndustr1a1 parks and serve as a connector route between • Owen Roads. Steel Drive has the most potential for as tnatttre en,YN~ provides the most direct connection, between Adelaide and U.S. 23. G. Torrey Road/Long Lake Road Interseetfen Several elements make tWe ffltersectfon of Leg take difficult for moto 1st~ to travel through llest:botnid Lake Road have sotne probl•s retctiftg to the relit northbound traffic, as Mhicles on Torrey load keep pace with parallel triaff IS traffic are al•a a �H. Freeway Access: Fenton is fortunate to have three U.S. 23 interchanges wit a ttte limits. The convenience of the freeway increases the desirabflity value of the industrial and commercial land. Freeway avaf1ab11fty prov1dlts Fenton residents wfth accessibility to employment opportunttfes within region and. conversely, affords residents outside of Fenton easy a e jobs and businesses in the City. However, there are operational problems wfth tbe OWen Road i which create an uncomfortable and potentially h•zardous s tuatio~ Owen Road bridge over U.S. 23 fs narrow and bas a steep crown wt'lictl sight distance for motorists using the ramps. TIie sight distance ,r·C)b:l,eatt.a may be contributing to the relatively high number of accidents occurr ng a the fnnnediate vicinity. The Michigan Department of Transportation 11 ~e installing a traffic signal at the ramp tenninal to help relieve t e problems. The new traffic signal will improve safety but a long ran99 improvements such as widening the bridge to four lanes a•d reconst~ of the bridge with better ramp separation are needed. The n --~--improvements will become greater as development occurs west of u. I Traffic Volume to Capacity latfos. Traffic capacity problems• heurs of activity at etch 1n add �when traffic volumes exceed this capacity motor sts ~ enc. ttedth" delays. reduced speed and maneuverability, and an increased ~ a accidents. Generally when volumes are over 25 to 5GI of capacity congestion becomes severe and improvements or all'D!fi"illflt~t11111 should be considered). Comparisons between current averege daily traftic m1ames .a desired capacities ar,e shown below and in F1~ B l1M'! table two street segments which are current1y carryir:19 YOllllleS gN!IWtw are designed to handle without experiencing som cOllgestf on Street between North Road and First/Main Street and 2) O..n Jennings to West Shiawassee. The remaining six segm,ents 1n the tale have volumes approaching or exceeding generaltzed C:IQtat timeframe of this study, depemttng Ofll:" tk pha ~ development in and around Fenton Table 20 Volume to Capacity Ratios Strut Leroy COIOG �J. Access Maftagement. Major streets in Fenton. such as Silver 1 to 11Gve traffic Access to ad]acent lind uses,. td'n!t'IIW residential. 1s en 1111,ortallt second:ary an111"11"'1Pft11l 1 of each driveway d1ntf~fsh the streets ca:pac ty Careful planning of the number. location and desfp of dr11¥e1•t· preserve the capacity of tie street. ffrts protect the pubHc 1Mestment in the street costly widenings or other 1mprov1111tt11ts. -~1:- There are examp 1es of l>oth good •nd bad access un1g,B111NJ111.· OWen Road the number and spacing of dr1¥eW.an control 1ed The 1ack of access ma11a9ertelft a lent 11a1.ar, the congestion and accidents e~per enced t1ont tbat ,_.._ K Bike Paths. fo:r en Biqc �Gravel Pit Road presently provides the only good access for the land south of West Shiawassee to the city limits. Existing development has greatly limited opportunities for an alternative north-south access road in this area. The road is paved but is in poor condition. The distance the road is offset from Steel Drive at Owen Road is not ideal but could not be realigned without the elimination of high school ball fields to the east. We recommend that the city pursue dedication of the road to the city to provide future access for residential development. �VI EXISTING LAND USE A Development Patterns The last detailed land use ana1Js1s c-oGducted prto the 1975 Fenton Master Plan for Lar:ld Use. TIN! hi that plan was conducted in larch rf l9r14 A ltedtMffl contained 1n each land use category from the 1974 Table 21. Existing land use for the City was updated for lh1s p1aa and is shown in Figure 10 A bre1k...,_ &J·-ac:MIHle category and percentage of developed and bl"« 1 ncl 1 The percentage figures of total laAd froiu, the 1974 SdNef for comparison purposes 0Yera 11 growth during the l &st 13 There has been llllilJ"li..._, �occurring at the Owen Road/US-23 interchange • The number of homes in the Silver Lake SubdiY1si In sunnary, approximately 427 acres were developed during tile period for an increase 1n developed land of 26 5 percent. This deve e rate represents an average annual growth rate for the per od percent. Table 21 Existing Land Use Acreages City of Fenton. 1974 Land Use Acres Residential One Family Two Family Mul t 1 Fam11 y 581.1 Business 115.8 2.7 91.8 2.1 i35 1 54 Industrial Public Schools Buildings Open Sf)ace Parks Quasi Publ c. Churches I OAS 1 of Total 552.7 10.6 13.3 12 7 It 84 17.8 51.J 72 ��Table 22 Existing Land Use Acreages C1ty of Fertton, October, 1987 Ac-res Oct 1987 I Developed 1 o'f T««1 Land Oct 1187 Single Family Multiple Fam1ly 2 Colllnercial Office Gen Retail 156.29 Public 200.8 99 4.1 Quasi-Public Iftdustri al 70.5 105.4 35 S2 1' 2 2 R1ghts of Way (RR &Streets} 657 8 32 3 15 1t 758.8 37 2 64 4 179.4 3.2 Z3.07- Undeveloped Water 2105 6 TOTAL ACRES 4353 6 1 2. 8 8 11 4 1S 41 210.9 --- I I ! 48 3 4.1 J �A visual image analysis for the City of Fenton was conducted to help analyze identified issues and provide a foundation for land use policies. Specifically, Fenton's major image assets were identified so that they could be maintained or enhanced in the future; and the City's major visual problems were identified so that recommendations could be developed to reduce or eliminate their negative influence. The analysis is strongly oriented to main travel routes since they are the areas where the strongest impressions are formed. The following narrative description correlates with the information found on the "Image Analysis Map" (Figure 11). Main Street Corridor: • The transition from agricultural to residential uses creates a pleasant entry from the east. • The lumber yard has a negative visual impact on Main Street and also the Central Business District. Owen Road Corridor: • The Fenton High School athletic fields have the effect of reducing the number of driveways along this corridor while producing positive visual character. • Effective implementation of zoning controls, fer setback dr1Y spacing, and landscaping. have resulted 1ft a pl impression. ~est Shiawassee Corridor: al,,.. with utstand 1~t~e~~- �. POTeNTIAL RECREATION AREA POSITIVI! ENTRY ZONES CIWIACT11R NEGATNE l!NTRY ZONE CKARACTIR FIGURE 11 POSITIVI CITY FOCAL POINT CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN ( EXISTING LAND USE) NEGATIVE CITY FOCAL POINT POSITI\I£ STAE£TIICAPI CHARAC1'ER NEGATM: STRUTIICAPE CHARACflll ltlSTORIC RIISOURCI! NAT\IRAL RESOUIICII PRIMARY VISUAL l!DGII .J,ISilJL INILll'AIII.Y 1111.11'1.1 Ml&Y CGlllallCIAL ■ CIMCII LAND UIIIMIUAL CCMIJCf PUILIC ··--·- ·QUAIH'lalC/liSfflll'n0tW,. IIOll8TlaAI. UICEVl&.QIIID �North Leroy Corridor: • Inadequate parking lot screening, poor signage, and high visibility create and unattractive streetscape. utility line North Leroy/CBD Corridor: • Poor land use transition from commercial to residential uses has resulted in an undefined image for the area. Commercial uses have encroached into single family areas as they have expanded from the Central Business District. • Poor streetscape character detracts from the visual quality of the area. • The close proximity of buildings and exposed roadway creates visual clutter and confusion. parking lots to the Silver Lake Road Corridor: • Silver Lake/Poplar intersection creates no "sense of entry 11 into the city. • Residential uses along Silver Lake Road generally reinforce a positive image. Central Business District (CBO): • Fenton Square is not effective as a town center focal point Poor s te design, circulation, and access contribute to a unattractive and non-cohesive image which negates many of the positive aspects of adjacent buildings and spaces. • The government center area has many fine features including the gazebo, Mill Pond government complex, churches, and other architectura ly significant structures, which make 1t a very positive focal point for the City. - 47 - �Dibbleville: • This two block commercial district, which was part of Fenton's original business district, adds a unique character and architectural interest to the city. Dibbleville is registered as a Michigan Historic Site. Mill Pond and Shiawassee River: • A primary natural resource that has great potential recreational resource throughout the community. C. Land Use Conflicts as a visual and There are several land use conflicts within the community (Figure 11). Each of these conflicts are addressed below·, with recommendations following. Expanded Plastics: Expanded Plastics represents the most severe case of land use incompatibility in Fenton. The negative impacts presented by the facility are caused by several factors, which are listed below: • As an industrial use, it is incompatible with the adjoining retail governmental, and residential uses. • The building is unattractive and detracts from the aesthetic quality of the area. It lacks sufficient room for landscaping - The site 1s overbuilt. parking and loading. • Trucks and truck trailers serving the company obstruct traffic movement and routinely park within street right-of-ways. - 48 - �Valley Lumber: Valley Lumber, located on Main Street next to the Michigan Bean Company, lies at the eastern entry into the CBO. As a heavy cof!ITlercial use, the first impression created by the lumberyard is inconsistent with the retail character of the CBO. Machine Tool &Gear and Industrial Training Center: These industrial uses are located on the northern edge of the CBD, on North Leroy near Second. They negatively impact the conrnercial image in a transition area from the Fenton Square retail core to the strip commercial extending along North Leroy. Best Self Storage: The Best mini-storage is located west of North Leroy and south of Trelout. The location between two multiple family developments results in land use incompatibility. Plastics Research: Plastics Research creates a negative entry image into the Bush Community Park. The negative image is the result of unscreened storage of materials and truck trailers in close proximity to Jefferson Street. The east side of the building, which is unattractive, is unscreened and in full view from the park. As an industrial use, Plastics Research is also incompatible with the adjacent school, park, and surrounding residential homes. Gerych's Greenhouse: Gerych's is located on Silver Lake Road between the CBD and U.S 23 As a commercial business, it receives good exposure on a major traffic route. however, land use conflict exists because it is located in a residential area. The existing residential character along ilver Lake Road should be maintained in this area Additional commercial development will create a confusing image for both use types - 49 • �Creative Foam: Creative Foam is an isolated industrial use located on Beach Street north of the railroad tracks. Land use incompatibility exists, because three sides of the building are adjacent to single family homes and a medical facility. Fenton Cinema: The Fenton Cinema presents a land use conflict by its location within the Fenway Industrial Park. Introduction of additional commercial uses in this industrial area will undermine the integrity and image of the park. Summary: As short term solutions, we recommend that identified land use conflicts be minimized through implementation of the following on-site improvements or actions: • • • enforce existing City ordinances eliminate uncontrolled parking of vehicles or storage of materials encourage businesses to increase use of buffering/screening techniques It is also recommended that the Expanded Plastics facility be relocated at the earliest possible time. The severity of its impacts and its high visibility within the CBD make this action necessary. Long term recommendations are that the above listed land use conflicts be either contained, transferred into more compatible uses, or eliminated. Zoning restrictions should be developed to help in achieving this goal. - 50 - �VII. FENTON NATURAL FEATURES An evaluation was conducted in Fenton for soils, floodplains, wetlands, and wood lots. Each of these natural features is discussed below and illustrated in Figure 12. A. Soils An evaluation of soil types for all undeveloped land in Fenton was conducted to determine development limitations. The rating of each soil type was based on information contained in the Genesee County Soil Survey published in April, 1972. This survey was compiled by the United States Department of Agriculture, Soil Conservation Service with field work being performed during the years 1962 to 1966. All soil types were classified as having either slight to moderate development limitations or severe development limitations. Soils identified as having severe limitations had some combination of the following characteristics: • • • • Flooding Ponding Low bearing strength High shrink-swell potential • • • • Unstable organic material High frost heaving High water table Steep slopes (121 or greater) These soils are identified as poor soils on the Natural Features Map. A site having a soil type rated as having severe limitations does not necessarily mean that it cannot be developed, but rather that on site-testing of the soil, or some site alteration may be required .Development on these soil types typically involves a higher cost of construction. B. Floodplains Land areas located within the 100 year floodplain, as detennined by th Federal Emergency Management Agency, are shown in Figure 12 Floodp1a1n areas as shown are approximate and the official flood insurance rate caap shou1d be referred to for 1nsuraAce purposes A 100 year floodp1a1 1 - 51 • �FIGURE 12 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ NATURAL FEATURES ) J.IIIIIL • 1IO YIM l'QOD ,LMI ----....--· ------··--- Wfll.AND9 ... wooauns �defined as an area within which there is a 1 percent chance in any year of a 100 year flood occurring. Floodplains serve as water recharge areas and natura1 water retention basins during periods of heavy precipitation or Spring snow thaws. Development with the 100 year floodplain should be discouraged. C. Wetlands Wetlands were determined by the U.S. Department of the Interior, Fish and Wildlife Service through interpretation of high altitude aerial photographs (aerial photography date: October 1978). A wetland means 1and characterized by the presence of water at a frequency and duration sufficient to support, and that under norma1 circumstances does support, wet1and vegetation or aquatic life. Wetlands serve several important natural functions including: • Flood and storm contro1 • Provides a water recharge area • Wildlife habitat • Erosion control • Natural pollution treatment system Wetlands should be given serious attention in the master plan process because of the importance of preserving their natural functions. Wetlands also impact planning through their protection under the Goemare-Anderson Wetland Protection Act (Act 203, 1979. The Wetland Protection Act, to a large degree, restricts or prohibits development within a wetland. D. Woodlots Woodlots (large tree stands) represent a valuable natural and aesthetic resource. In a city such as Fenton, which is largely developed and continues to grow, they provide a natural element which offers visual relief from an otherwise man-made environment. Woodlots can also be used effectively as a natural buffer area between land uses or used to create focal points. Planning and zoning measures which maximize the retention of woodlots should be implemented. - 53 - �VIII. A. HOUSING ANALYSIS Housing Conditions A windshield survey of housing conditions was conducted in October 1987. Housing was evaluated using a three category classification system. The criteria used to assess the condition of the homes was: roof appearance, siding appearance, foundation, and yard condition. Based on the rating of these features, the homes were classified into one of the following three groups: Good to Excellent Condition • Well maintained structure • The yard is maintained consistent with community standard. • If required, repairs are only cosmetic in nature. • Roof and gutters are free from sagging. • There is no evidence of foundation or exterior facade defects. Fair to Good Condition • Fairly well maintained structure. • The yard is fairly well maintained. • Several repairs and or maintenance tasks are required, but there is no evidence of significant structural damage. • Home is in need of aesthetic improvements such as painting. • Roof or gutters require some degree of repair. • Upgrading the home to a "Good to Excellent ConditionN is warranted given physical and economic considerations. Poor Condition • Structure is dilapidated. • Major repairs would be required to upgrade rating classification • Major structural deterioration. such as. roof, foundation and exterior walls is evident. - 54 - �• • Lack of outside yard maintenance, and/or an unacceptable amount of outside storage including junk or waste materials. Upgrading the structure would be extremely costly, or it is beyond repair. The results of the survey revealed that despite an aging housing stock (By 1990, 65% of Fenton's housing units will be 30 years of age or older, and 50% will be 50 years or older) nearly all homes within the city were either in good or fair condition. There were very few homes which warranted a poor rating. Based on the rating of individual homes, areas characterized by housing within each classification were identified and delineated as shown in Figure 13. The "Poor Condition" classification was eliminated on the map due to the limited number of homes rated in this category. However, the number of homes in the poor condition category for each neighborhood is contained in Tab e 17. Each classification type represents the dominant character of the area, but does not necessarily classify every structure in the area under that rating. Figure 13 also identifies low/moderate income blocks as noted in the report "Community Development Block Grant Block Level Eligibility, Genesee County, Michigan, January 1985 11 prepared by Public Demographics Inc •• These blocks qualify for Co!ffllunity Development Block Grant assistance, since at least 51 percent of their population is classified as in the low/moderate income group. B. Housing Mix Recently there has been concern expressed about the balance between single family and multiple family housing units within the city. There is al o concern about how the recent increase in multiple family development will impact the stability of what historically have been single family residential neighborhoods. - 55 - �f .... ....- I l . . . . . . . .~._:_~ I - FIGURE 13 CITY OF FENTON COMPREHENSIVE PLAN FENTON, MICHIGAN [ HOUSING CONDITIONS) 4IOOD TO llCCILLINT MIi TO Cl0CXI LOWIIIOmllAfll lNClca ILOClltl • �The 1980 census indicates that 81 percent of the city's 2,852 year round housing units were single family homes. Multiple family housing units comprised nearly 19 percent and mobile homes made up less than 1 percent. Residential development from the 1980 breakdown. percent of new housing housing units recording a between 1980 and 1987 has differed dramatically Single family housing has only accounted for 63 built during the period, with multiple family strong 37 percent. The change in the balance of single family and multiple family housing which occurred between 1980 and 1987 has not substantially affected the overall housing balance. In 1987 single family housing made up 79.3 percent of total year round housing, and multiple family housing 20.7 percent. This means that the percentage of multiple family units has increased by only 2 percent since 1980. If the residential trend established between 1980 and 1987 continues for an extended period of time there will be a noticeable ~hift in the residential character of Fenton. However, as of 1987, Fenton falls within a typical range for percentage of multiple family housing (generally 10 to 30 percent). There is no magic percentage for multiple family development. The city should assess the type of residential image they wish to have, and equally important determine if there is sufficient demand and suitable locations for such development. C. Housing Conversion The City of Fenton has many large older homes. Many of these homes exhibit fine architectural style and some are designated as national or state historic sites. Due to the high cost of maintenance and utilities for these homes, owners have begun to approach the city about converting them into multiple family units. Typically these homes are within a single family zoning district, such as the homes along Shiawassee between Adelaide and Owen Road. There has also been concern expressed about the impa~t converted homes will have on the surrounding neighborhood. - 57 �Upon first consideration it would appear that not the conversions should not be permitted. This reaction could be based on a perception of overcrowding, inadequate parking, or improperly maintained rental properties; and these factors should be strongly considered. In some cases, those perceptions may be misguided, or overstated. Prohibiting all conversions also presents some problems. In some cases a large home may be owned by an elderly person who has lived there for a long period. They may wish to remain living there, but financial constraints may prohibit or severely limit home maintenance or repairs. They are left with two options: (1) to remain living in the house which would undergo a gradual decline in quality, or (2) to sell or rent the home and find new housing. While the city should not encourage conversion of all large homes, conversion should be permitted under very controlled circumstances. Within the zoning ordinance, conversions could be controlled through use of the special use permit process. Conditions could be established which would minimize the impact of conversion on the neighborhood. For example: the number of units could be limited to two or three per home, a minimum unit size could be imposed, and onsite screened parking could be required. Recognizing that some of these homes may not have resident owners and there may be a few cases of property decline, the city could adopt a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspections could be conducted on an annual or bi-annual basis. D. Historic Homes Historic homes are truly the essence of Fenton's character. The follo 1ng list details all Fenton area homes listed on the state and federal register of historic places. - 58 - �Federal Register: Benjamin Bangs House 819 s. Leroy Street Volney Church, Carlos B. Shotwell House 812 S. Adelaide Street David B. Colwell House 901 S. Leroy Street Colonel J. Hinckley House 210 High Street H. N. Jennings House 800 S. East Street Vermont House 302 N. Leroy Street State Register: Fenton House 302 • Leroy Street These homes should be targeted for ongoing preservation activities The city should also consider other public improvements which would enhance the neighborhoods which contain these homes. E. Housing for the Elderly National, statewide and county trends demonstrate the need for sen or housing as the population of elderly (over 65) continues to rise faster than the total population. - 59 �Based on the low and moderate income level of $22,065 (80% of Genesee County's median household income), we have identified 1170 households in Fenton in the low and moderate income range and approximately 3065 persons living in those households in 1987. In 1980, 1212 people were identified as elderly (60 and older) in Fenton 1206 white and 6 minority. This accounted for 15% of the population. On a national basis, approximately 16.4% of the population was 60 years and older in 1984. Therefore, we can assume Fenton's elderly population is about the same percentage as the national trends for 1984. The 1987 Fenton projections to the that growth trends elderly population estimate for elderly population is based on Census year 2030 of 26.9% of the national population. Assuming are steady during that period, we can project Fenton's to 17.1 percent of the 1987 population or 1,421 persons. If we assume the low and moderate income elderly population is about the same percent of the low and moderate income famili~s as it is with the total population, we have identified about 524 senior citizens in the low and moderate income category. Table 23 Summary of Elderly Population, 1987 Fenton, Michigan Low/Moderate Income Elderly Age Groups Total Elderly 60 &over 1421 524 65 &over 1098 405 Source: u. s. Bureau of the Census, and The WBOC Group Concerning housing needs for the elderly, many of the elderly residents will prefer to live independently and only a few will require specialized care. According to national figures, the percent of senior residents requiring daily living assistance is quite low for those 65 and over - 60 - �Table 24 Percent of Seniors No Longer Able to Live Independently, 1987 Fenton, Michigan Age Groups 65-69 years 70-74 years 75 years & older Requiring Living Assistance Requiring Living Low/Moderate Assistance in Fenton Elderll Reg.Asst. 2.6% 5.1%1 19.3% 8 Total: 1 3 4 12 109 40 129 47 Represents the average percentage for the three age categories: 75-79, 80-84, and 85 and older. Source: Real Estate Research Corporation The WBDC Group Estimates Based on the above, 109 senior citizens require some type of daily living assistance while 47 of this number are classified in the low and moderate income range requiring some kind of living assistance. The City of Fenton has one elderly housing project (Dauner House) which has 100 elderly units. In addition, a new facility is planned just north of the city. These two facilities should provide for the needs of Fenton in the short term future. The elderly population will continue to grow. Additional quantifiable data should be developed to assure future housing provisions for the elderly. The plan also contains several general recommendations which should benefit the elderly in finding suitable and affordable housing. These recommendations include: a provision for single family to multiple family conversion, thus enabling seniors or low income households living in large single family homes to stay in their homes because of the additional revenue received from rental fees; that a variety of housing types and sizes be provided in the city; and the selection of a suitable site for manufactured housing which to date has proven to be a popular housing choice of the elderly. - 61 - �F. Future Acreage Needs Comparison of the 1974 and 1987 land use surveys provides a basis for projecting future residential acreage needs. There were 242 acres developed residentially during that time, resulting in an annual average of 18.6 acres. Projecting the 18.6 acre average from a base acreage of 823 in 1987, Fenton will require an additional 93 acres by 1992, and a total of 428 acres by 2010. Another method of determining acreage need is to maintain the existing per capita acreage for future population increases. Using this method, Table 25 identifies the number of additional acres needed by 2010 to meet residential need for Fenton and surrounding communities. Table 25 Residential Acreage Needs PROJECTED 1987 EXISTING ACRES NEEDED ACRES 1992 CITY OF FENTON 823 866 PROJECTED ADDITIONAL ACRES NEEDED ACRES NEEDED 2010 BY 2010 1,039 216 Surrounding 1 Communities 1 Surrounding Communities include Fenton Twp., Village of Linden, Holly Twp., Rose Twp., and Tyrone Twp. 2 Value was calculated using Fenton's per capita residential acreage. Source: The WBDC Group Surrounding communities are included in the above table because of Fenton's potential to satisfy a portion of the housing need in these areas. - 62 - �IX. COMMERCIAL ANALYSIS A. Regional Perspective The City of Fenton is located along U.S. 23 about 10 miles south of the Flint urbanized area. Fenton, in addition to serving its own urban population, acts as a suburban/rural retail center encompassing portions of Genesee, Livingston, and Oakland Counties. Fenton's primary retail service area encompasses an area within an eight mile radius around the City and includes the Villages of Linden and Holly. The city's commercial base is large enough to provide everyday goods and services and also capture a significant portion of the larger comparison goods market. Still, Fenton residents shop at regional malls in the cities of Flint, Ann Arbor, Brighton, and Novi for some comparison goods. 8. City-wide Perspective The City of Fenton contains three distinct retail. districts: 1) along North Leroy, Central Business District (CBD), and 3) along Owen Road. A report of the Downtown Revitalization Committee prepared in December of 1984 identified the amount of occupied retail space in each of the three districts classified in the following categories: convenience goods, comparison goods, and general retail, as shown in Table 26. This table provides a good general indication of the magnitude of each of the districts as well as the merchandise types contained in each. A more descriptive analysis of each co1m1ercial district is given below. C. Retail Analysis By Individual Commercial District A description of each of Fenton's three commercial districts is given below along with the identification of each districts strengths and weaknesses. North Leroy District The North Leroy District which is Fenton's largest retail district in square feet of retail space represents a typical modern day commercial strip center. This district is located along North Leroy from the north - 63 - �Table 26 Existing Occupied Retail Space City of Fenton (Square Feet) Total Downtown N. Leroy Owen Rd. Other 6,504 10,600 82,540 8,800 26,000 0 2,200 117,244 0 19,400 General Merchandise 8,150 Apparel/Accessories 18,070 Furniture/Appliances 1,664 53,300 13,280 3,800 0 0 0 0 0 20,000 61,450 Eating/Drinking 15,124 Places Bldg. Mat'l/Hardware 19,625 Miscellaneous Retail 7,300 18,638 19,800 17,643 20,000 6,000 0 5,370 17,000 3,100 59,132 87,037 217,801 52,000 47,670 404,508 Convenience Goods Food Stores Drugstores Comparison Goods 31,350 25,464 General Retail TOTAL Source: 62,425 28,043 Fenton Downtown Revitalization Committee, December, 1984 city boundary south to the CBD. Types of retail business include: discount stores, fast food restaurants, auto service, home furnishings, apparel, building supplies, specialty food, and general retail. This district also contains two mini strip containing both retail and service establishments. Assets: • • • • Location on the primary north-south route through the City Largest retail district in the City. Greatest selection of merchandise types. North Leroy has been widened to a five-lane road. - 64 - �Weaknesses: • • • • • • Insufficient landscaping along frontage and within parking lot areas. High utility line visibility. Poor building facade treatments. Poor blending of facade materials and design from one business to the next. Land use conflicts (frequent intermixing). Insufficient building setbacks. Central Business District The central business district, located at the City's center ranks second in retail floor space. Although one district, ft contains several distinguishable retail/office elements which include: • • • • • Fenton Square Mall. Strip commercial development along North Leroy: Predominantly medical office complex immediately west of Fenton Square. City Government Administrative Complex immediately south of Fenton Square. Oibbleville historic commercial district located at West Shiawassee and South Leroy. Retail and business activity in this district is characterized by restaurants, personal services, offices, apparel shops, and specialty shops. Assets: • • • • The central business district has a strong locational advantage with all major traffic routes passing through or terminating within the district. The CBO is also only a few minutes from the US 23 Freeway High visibility. Having the City of Fenton administrative offices located within t~e district serves as a consumer draw for all commercial businesses Office development provides a source of daytime cu~tOlfters for OBI businesses �• The Mill Pond, Shiawassee River, and the park setting adjacent to the City Hall create visual interest and are a natural draw to the area. The Oibbleville commercial district and Fenton Square offer many fine examples of historic structures with a variety of architectural styles. The Fenton Hotel and the Michigan Bean Company, two of the Fenton area's finest restaurants, are located within the district. • • Weaknesses: • Fenton Square Poor signage Entrances lack signature quality and are confusing Poor circulation within the Square The quantity of businesses within the Square cannot be determined from the perimeter roads. The buildings have not been designed to work well together. Main entrances/facades of certain buildings are not oriented to those of others. Conflicting architectural styles. The Square lacks an inviting atmosphere which could be created by a coordinated landscape design. Difficulty in attracting customers after business hours. • • • • Retail business mix. Lack of parking in the Dibbleville District Land use conflicts. Several heavy commercial or industrial uses are incompatible with the commercial image of the CBO. The Expanded Plastics Company located just south of the city administrative offices is a good example of this situation. Through traffic movements in the CBO are very difficult Poor conmercial district image as one enters the CBD fr0111 the north along N. Leroy. OWen Road District The Owen Road District is the smallest of the City's three major commerc al districts in quantity of retail floor space This district due to t �location at a U.S. 23 Freeway interchange. commercial uses. Uses in this district include: car dealerships, a bank, and a motel. is oriented to highway fast food restaurants, Assets: • • • Easy entry to and exit from the U.S. 23 Freeway Good streetscape character Attractive business structures Weaknesses: • • Poor design of the Owen Road/U.S. 23 interchange. Average daily traffic volumes on Owen Road exceed street capacity. There are also assets shared by all the commercial districts. These include: small town atmosphere, retailers know customers on a personal basis, close proximity to the consumer population.· D. Future Acreage Needs The commercial outlook for Fenton is prom1s1ng. Population within the city and the surrounding area is projected to increase by over 20,000 by 2010. The Fenton Downtown Revitalization committee in a 1984 report found unmet demand in the following retail areas: drugstores, general merchandise, furniture and appliances, restaurants, building material/hardware, and miscellaneous retail. In their 1987 "Sourcebook of Demographics and Buying Power", the CACI company report that people residing within the Fenton zfp code area have an average of 15 percent greater capacity to purchase goods in every retail category than the U.S. average. If Fenton wishes to maintain their current per capita amount of retail acreage, they will have to add 47 acres of commercial development ~etwen 1987 and 2010 (Table 27.) An additional 73 acres of commercial land will be needed to meet the demand of the growing population in the Fenton area. If the e1ty desires to improve their position as a regional retail center. they have a good • 67 • �opportunity to meet regional retail needs within the t1t; happen if commercial areas in Fenton can meet or e~ceed tile comercia1 areas outside the city. The c1t1 should p1M for 1 50 acres of additional commercial land by 2010 Table 27 C011111ercia1 Acreage Needs 1987 Acres 179 188 Existing Acres Fenton Needed 1992 221 Surround1ng 1 Connunitfes TOTAL 1 surrounding comunitfes iftcll:lde Fenton -,. Village of Holly, Rose Twp •• and Tyrone 2 TWJ>. Value was calculated using Fentoft's 1987 per Source. The WBD.C I o.up ■ �X. INDUSTRIAL ANALYSIS A Past Developa1ent Treads on a land use survey conducted for 92 acres 1ft 1ndustrta1 cleve ..-nt. Based !Md acreage was de¥el oped i the Fwtt» /U1+-~ ,cttt the -23 Freeway interchange 1t u.s development surrounding the central bat ness d1'~H~P!l~'T' withe few scattered s tes found hroug The existing land use survey coflducttd reve-a ls •n ovem l nc.rea.se 1974 fbfs fncreas-e appu s 1 develnpnent in Fu on 1,acntne in ndt&S:trf aver;aged lf)Pll'C:JdN e1,y Ji ac �Fenton has good freeway access with three interchanges on U.S. 23, and I-75 being located approximately 10 miles east of the city. Bishop airport in Flint is Fenton's closest airport. It provides commercial passenger travel and an air freight facility. The Detroit Metropolitan airport located in Romulus is about an hour and a half driving time south of Fenton. Access to the CSX railroad, which is connected to the statewide rail system is located nearby. According to a 1986 survey of 11 Genesee County industrial parks, reported in the May 1987 Flint-Genesee Corporation newsletter, the Fenton U.S. 23 Industrial Park recorded the most growth for the period 1976 to 1986 (see Table 10 for complete survey results). It dropped from 124 to 40 acres of uncommitted land from 1976 to 1986. The survey also indicated that there were 54 remaining available acres combined within the Fenton U.S. 23 and Fenway Industrial Parks. Two independent studies have identified the Blinton is a part, as offering the best opportunities development within Genesee County. The Blinton area the triangular area formed by Flint, Grand Blanc, and area, of which Fenton for future economic is broadly defined as Fenton. The "Evaluation of Development Potential for Metropolitan Flint Michigan report prepared by Northwestern-CUED Institute reconnends that economic development efforts be focused on the Blinton area, and that the attract1en of producer services should be encouraged. The report also 1ndicat•s that successful leveraging of Bishop Airport will be the key to future eeu--••~ development. ay reconaeads t Fenton serve primarily as a residential area in support of eCCti!ttl'li'i c develo.,memt ~1t~in t~e 111~ton aNa Thty n hawe,er d 9Jl te the Fenton u.s 23 and Fenway tndwstria1 Pa~is as a cent 1.Uing deve a,1111J1t area The Blinton Plan (draft June 21. 19.88) prepared Sasakf �C. Strengths and Weaknesses Fenton's strengths in attracting industry are largely based on quality of life and locational factors. A complete list of strengths are listed below: • • • • • • • • • Quality of life Good address Small town Good housing conditions Historic character Has independent image (not tied to Flint} Property is generally appreciating faster than the rest of the county. Can serve multiple markets Good population base from which to draw employees, including cities of Fenton, Flint, and Holly • Closeness of Bishop Airport (20 minutes} • Industrial land is available within industrial parks • No competing industrial parks in southern Genesee County • Flint foreign trade zone • Effective city planning and zoning millage passed in 1987 to fund improvements to Bishop Airport should further enhance economic development efforts. Planned improvements include: the addition of corporate hangars, an air freight facility, passenger terminal expansion, and increased auto parking. Businesses whiett require these services may now consider locating in Fenton. A Weaknesses in attractfng industrial business to Fenton include • Labor union influence • Li•ited size Envfr0111111ent11 limitations within industrial Pl ks • Poor design at US 23 interchanges ,,rat on af Ftmtim tt S ! 1nd fnvay �The image and the quality of the industrial parks are being omt~• se4 by the introduction of general commercial uses which ar• 1nco,npat1 with industrial businesses. • Poor entry image at both industrial parks • The first three weaknesses will be difficult to influence. however. the final three can be corrected with proper planning and available f1n1nc1ng o. Future Acreage Need Fenton is currently providing the only industrial park space in southern Genesee County. If Fenton is to continue in the role as a regtont industry provider, their future acreage need must be based t anticipated population growth not only of Fenton, bu:t of the surroutiading communities as well. Table 28 projects future industrial acreage Med for oth Fent surrounding comunities. Acreage need was catculated by aJply !I Pefl Oil current industrial per capita acreage against futur& pepu1at on f eruses Table 28 Industrial Acreage Need 1987 Existing Acres Fenton SUM'OUn.diAf C01111111n •s Nm 105 Acres Acres 1992 2010 Needed 110 *H~ 132 M k IJ �acres should be a1loeated if the city wishes to antinue t& regional industrial base. It 1s important to note that are base on maintaining the same per capita 1ndustrila1- 'lttril future. If the existing quarrtfty of 1ndustri« y dfV,e considered less than fs desired for the cul'"rent popu tt •• acreage would be needed in the future Assuming that Fenton will continue to be the regional Fenton's long tenn industrial land needs are for 150 land. DeChiara and Koppelman's book •urban P1anntng accepted source of standards in the ptanm1ng sufficient industrial land for 50 years 1ntn straight line projection of three acres pe~ ,-ar acres needed based on 2010 project1on) F industrial land by 2037 ttte,re 1s currently vacant land remtining 1n Fentort~-s- two nd str general development plan Addi al needed for streets and portions w1 Given this long te need ft is 1:tffPO bufldable land left in fndU at:r'ft amt fte "Nit tfie f un:, (eve~ of �XI. COMMUNITY FACILITIES This section of the plan will prmde an and include the following wa1e:r •11 schools, and government buf dfng current condition and need for i connunfty facilities are shown. 1n F pre A. Water System Fenton draws their wat,r supply frM •11s locat:ed ra1 l road tracks and west of North Road. Tile tar water treatment plant at the s.gie ttitt.rl loca:t1® pumped to a 1,000,000 gallon storage tank le 1 on Denton Hill. Present1y the city 1s on '1 at water per day (gpd) out of a c•paci ty of 3 2 11 :1 ~....,~n.:1111 c-,acfty The city averages 98 PQUft~S which 1s high by conauon standards h:as the ava11a~111ty of public watt, appear to offer any defflopma11 lfJNt·flo&t!·'kln •maJ �CITY OF FENTON COMPREHENSIVE PLAN P!INTON_, MICHIGAN ( COMMUNITY Mctt.t'ltD ] ....... ---- --- �Phase 3 involves the replacement of all watermains which are less than 4 inches in diameter (23,800 linear feet). This action was requested by lie Michigan Department of Health due to concern over efficient water transmission and fire protection. Their current nt1nfmutn stanh"NI water main is 6 inches. In addition 22,000 feet of 4 inch water•·$ t to be replaced. Phase 3 improvements totalling $275,000 of the tota1 $2,100,000 will be completed in 1988. Phase 4 includes tapping the Westwood Subdivision fnto a 12 fnch • This improvement is estimated to cost $15,000. n The city is also exploring the need for additional water storage whioh would become phase 5. No cost estimates have been prepared. B. Sanitary Sewer System The City of Fenton is part of the Genesee County Sanitary Sewer Oisttict No. 3, which treats sanitary sewage for the communities ef Fenton, f°fltOfti Township, and Linden. The county's treatment plant, built fn 1J6S, bas undergone several additions to increase capacity over the last 20 years The city is responsible for maintenance of the co11ectf0ft st• eafi.:n the treatment plant. As Of July 6 • 1988 the dty hid pU'rehased 4.'J'',6P.'91111!'1¥1:l'Mltll trRtment plant (I unit 1~ equ1va1ent to 90 gallons of •ater Pl!1'" capita pet" �I I I I I I I I I I I I Many areas of Fenton have sewer lines which are 80 years of age or older. As expected a large number of these lines are in need of repair. The city retained the Hycon Construction System Corporation of Clifton, New York in 1983 to conduct a survey of the physical condition of the sewer system. A significant infiltration problem was expected. The survey identified the following deficiencies: • • • • • • • Protruding house connections Cracked, broken and or crushed pipe Deposits in joints Offset and wide joints Roots Dips and bends in the lines Pipe changing sizes between manholes Cleaning 1983. of the lines and joint repair for the system was completed in The city, based on the findings of the Hycon study, classification priority rating system as follows: established a four Priority #1 - Critical - These areas of sanitary sewers are rated critical because of the amount of city residents they service or the severity of the damage to the pipes involved. These areas must be replaced to get our system running smoothly. If any of these fail, the city will have a major expense and lack of sewer services for sometime within areas of the city. Priority #2 - Essential - Are areas of the city which are essential to keep the city collection system in good working order. Without these repairs the city will face the problem of large expenses for repairs in the near future. - 77 - �Priority #3 - Necessary - Areas in which the city has found broken pipes, protruding connections, dips in pipes etc •• They are necessary to continue a good collection system without too many disruptions. Priority #4 - Replacement of all 6 inch sewer lines with 8 inch lines for more capacity and to eliminate possible trouble areas. The cost to implement the needed repairs contained in the above pr ority classifications is $2,245,641. and includes 27,579 linear feet of sewer line replacement. The city has programmed $278,495. for 2,835 feet of sewer line replacement in its 1988 budget. All of these improvements are priority #1 improvements. It is the city's intention to complete all priority #1 improvements before any priority #2 projects are initiated. (Consult the 1988 City of Fenton Capital Improvement Program for more detailed project information.) C. Capital Improvement Plan The City of Fenton created a Capital Improvement Project Fund in 1980, thus guaranteeing for the first time monies for infrastructure improvements The city assesses 1.5 mils for this purpose. The city uses a five year time frame for its capital improvement schedule, which ft updates om an annual basis. A cap1ta1 improvement project is a major expend1tuni whfGl.b will improve the physical plant of the city. The impro of a non-recurring nature and/or of long tenn benefit a • Street construction/reconstruction • Aequis1tfon of land • Bui1d1ng construction M1jor fac111ty improvements Storm sewers �The city has categorized the proposed capital improvements for the next five years into four areas of concentration: streets, storm drainage, major facility improvements and contingencies. A short discussion of need within these areas is contained below. Streets Resurfacing of streets has and will continue to be a major expenditure within the capital improvement project fund. The city has 41 miles of streets and due to their age and condition, will need repair. Currently the city is within a few years of resurfacing most streets within the city, however, this activity is expected to be ongoing because of long time period required to go through a resurfacing cycle. The city will also concentrate on new street construction such as the widening of North Leroy and the paving of the remaining unsurfaced streets. Storm Drainage A major problem in the city and therefore an area of concern for the capital improvement program to address is storm water drainage. Large segments of the city have either inadequate storm drainage or none at all. At a minimum this causes unnecessary road maintenance and more seriousti may create continual flooding problems for area residents. Major Facility Improvements This category entails one time projects. such as the Federel .Aid to Systems Silver Lake Road project, which llll.Y be funded throwtb spect~ programs. Priority for these projects will have t 1 funding against the importance of other 1mplem:entat1on in a given year �Contingencies An important consideration of any well maneged fiffafl;tjia p11n sb reasonable fund balance front one year to the next. Th cS -.nsfim¥n• be available for an~ unexpected project that uy dueloe 11be is to carry an annual minimum fund balance of $13,000. Projects proposed on the 1988-1992 capital 1•provenHmt $Chec'.hlli most part include: street resurfacing, 1nsta!laticm of c1rh alild tlilffl intersection improvements, and new storm sewer construction. E:sl cost for these projects is $548,786. {Consult 1988 Cfty of f,enton ca, Improvement Program for more detail on proposed prc)jects). D Public Schools Schools within the City of Fenton are part of' the f;enitten Ar-et Puhl Schools District This district covers 35 s~u•re m11H and -has a total enr-01 lntent of uv•r 2 7Qt ~ schmol build ngs a.re all located th h maae ity- of tudent he a d the Ftntefl Area Pub transported to their school on distr ct•-..ed bu ~ h..i~_. ea: school bu11d119 ts d1scuued bl aw �Fenton Middle School The middle school untf1 recently served the 7th and Ith portion of the building is being reftovated to 111a e ~ the 6th grade. This change will correspondtft01Y lllWlr at each of the districts elementary sci'too]s lnro 1~ expected to be around 550 students Additional capacity d itbe ffllill st111 be available as the second story wf11 not be in use expansion plans are being considered at this t1me. North Road Elementary This school serves kindergarten through 5th gnadt. about 450 students with a capacity of 500 De bu 1 sound and there are no plans for expansian State Road Elementary serves k nde;rgarten tttvougih tbout 450, wi tb cap,c y of SQQ 11 tnere ,re. no Jlans fG This school ~ h gndt. q 1& �The classes offered at the Center have been assimilated bact fn~ schools. No definitive plans for the building. or for relocn made. E Public Buildings The following public buildings have been asse$sed as to I e ability to meet the spatial needs for which they are intended shown in Figure 14. City Hall The city hall located on South Leroy at the Mill Pond was oOl'tstruet 1976. Its location within the central business district makes accessible to the city's residents. Prese~tly ft 1s intended services. The building, a one stor,.v str so that a second story could be added sho~ld the" The building fs fo very good condftfon end there expansion. Police Station The police station. censtructed A 1971 s city hall The facflitJ is 1n tood t'Oftd1t1a being met -n~ there l>w ld t ill~• �I I I I I I I I I I I I ' The fire chief has indicated a need for one additional station within the next five year period. This facility should contain 2 bays capable of holding 4 trucks, 2 sets of doors for easy entrance and exit, meeting room, and training room. The Owen Road/Shiawassee area has been targeted for the new station because of rapid growth targeted in the western part of the city. If Fenton continues with a steady growth rate, a third station would be required within a 5 to 20 year period. This station should contain 2 bays to hold 2 trucks, an office, and small meeting room. This station is being planned for the North and Leroy area. From this location service to the northern part of the city could be provided without the threat of train delay. Fenton also supplies fire service to Tyrone Township, encompassing 36 square miles. All service is presently provided from the Fenton Station. If growth and the demand for fire services increases substantially in Tyrone Township, a station may also be needed withih the Township. If this were to happen, the building would be built by the Township and Fenton would supply the staff and equipment. Community Center The community center is located on South Leroy adjacent to the Fenton Square Ma11. The center is commonly used for classes, meetings, and wedding receptions. It also provides a location for senior citizen activities including travel, hot lunches, and card playing. The building was built in 1937 and is in very good condition. Recent improvements to the building have included: repainting, new light fixtures, and a new sprinkler system for the grounds. Improvements to make the building accessible to the handicapped are currently underway. There are no plans to expand the facility in the foreseeable future. - 83 - �A.J. Phillips Library The library is part of the Genesee District the building. but the Genesee 1 i staff The building WIS CMStrocQal n There 1s not an identified need for adlditiGnt1 .,Males there are no expansion plans for the present fac11 ty Fenton Museum The mwseum is currently housed bufldfng The building is an h storic e\f'-llg..,.1h•e building is structurally sound, attd there are no the facility DPW Garage The garage 1s locetecl on L1neo1:n •t ffi'e the build ng it not kn<Mn, b t was not d s1gned for t Hmitat 01s Nin enanee 1 i!lll''NIIIFt.. u 1Hm151 �F. Parks inventory of all ~it9 parks is ava11e1e Master Plan. This plan 11sts all all proposed future improvements An �XII. GENERAL DEVELOPMENT PLAN The City of Fenton General Development Plan is shown in Figure 15. A description of the intent for the districts shown on the Plan map is given below. Urban Core Residential This district is intended primarily for single family residential development. Existing homes within the district were built in the early stages of Fenton's development as a city. The grid system subdivision design and small urban lots are typical. Current density ranges from 2.6 units to 4.5 units per acre. This district also contains a large number of architecturally significant homes. Future development is oriented to single family detached homes consistent with the current density. Housing density should not exceed 4.5 units per acre. Conversion of large single family homes to multiple family structures may be acceptable if appropriate zoning standards are established and enforced. This district is intended to recognize and maintain the older established residential areas of the city which were developed with a consistent lot size and development pattern. This district furthers the goal to provide for a variety of housing types and values. The areas chosen for inclusion in this district were based largely on existing development patterns very Low Density Residential (Estate Residential) This district is fntended for single family residenti1 d large lots Existing hous ng density is typically les an acre Future res dential development within this d s exceed 2 units per acre ��This development pattern, in addition to broadening the opportunities, is being us,ed to address environmeftal rz,• ~••n•• -.-. southern portion of the city. Much of the l1nd -1 n development limitations due to wetlands ant poo~ soil • lots 1n this area allows better portions of ._ lot , development of a home while leaving less develo,ab e '9rtf open space. This development density also offers nN..,.••tt •-~~--.preserve the mature woodlots that are fo~nd 1n this The areas chosen for inclusion in this district were based existing very low density housing and adj•cent .affe features which would be an aesthetic eln fl~ es uer environmental factors such as wetlands and pOlr s'011s di lot develofJlllent approach. Low Density Residential This district 1s tntended for extlusi,e s aig development. Existing densftfes Within this d1stri~t r fr• per acre to 5 5 units per acre. Reeonrnended 4efts1t;r fv M fs 2 to 4 un1ts per ere This district eons den t~ provide a ¥ar1ety of housing type tlld �Areas chosen for inclusion in this district were selected for their benefits in preserving natural features. Much of the land area within thts district is comprised of floodplain, wetlands, poor soils, and woodlots A density of 6 units per acre offers more opportunity to cluster housing and thereby retain more natural features within open space. This density •lso makes development within these restricted areas more economically feasi~la. High Density Residential This district is intended for multiple family residential deve1oprnent ,Wlfth a density of 6 or more units per acre. This district would also be acceptable for a manufactured housing park. This district is also part of the plan goal to provide for a variety of housing types and values. Areas designated as high density residential were selected based primarily on existing high density development; close proximity to U.S. 23; low impacts to Fenton streets; and soil conditions suitable for this development type. Industrial Park This district is intended for general light industrial development location of this district was detenn1ned by the existing leca Fenton's industrial parks and to provide for a iuture an, t 150 acres of industrial land Shore1in! Conservattpn This dfstrjct is intended for the wtth t �The areas within this district were determined based on the fixed location of the Shiawassee River. Planned Unit Residential Development This district has been shown on the map as an overlay district. This district is intended to highlight areas within the city in which developers should be encouraged to use the planned unit development concept. If the PUD is not chosen the intent of the underlying district would apply. The purpose of a PUD is to encourage innovation and flexibility in design for residential development. A mixture of housing types are permitted as long as they meet general design standards which would be included in the zoning ordinance. This development district is particularly useful in areas which are difficult to develop under conventional zoning regulations due to environnental and other physical constraints. It is primarily for this reason that this overlay district has been established. A limited amount of neighborhood commercial business would be acceptable within the PUD concept. Planned Mixed Use Development The intent of this district is to encourage innovation and flexibility in design for a mixed use development. This district recognizes that certain combinations of residential, commercial, and industrial uses can successfully be mixed within one development plan given specific design standards. Such developments typically look less rigid and are aesthetically more pleasing than developments built under the confines of specific use zones. This district was delineated as such because it maximizes development opportunities for a site which is equally well suited to a variety of uses. - 90 - �General Commercial This district is intended for the widest variety of retafl and service businesses. Businesses could range from apparel shops, auto service, affll restaurants through small commercial strip centers. Locations for this district are based on collector or arterial frontage, low impact to Fenton streets; existing commercial developments of as milar type; and compatibility to adjacent uses. Office/Service Conrnercial This district is intended for low intensity co11111ercial uses. It 1s designed specifically to be used along North Leroy just north of the CBD 1 where a transition of single family homes to comercial uses is occurr1dg. This district will allow the use of single family homes for business purposes, while minimizing negative impacts on traffic volumes and adjacent single family homes. Businesses could include: medical office financial office, personal services, and similar uses. Highway Commercial This district is intended to serve the commercial needs of the motor Ill public Typical uses fn this district would include motels dr e-~•.,,_restaurants, and auto servie~ establfstaents The location of this district is la'te1y d ctatd interchanges �This district is being shown as extending further south and east than the existing Fenton Square because of a general need for more commercial expansion in the city. Fenton Square has been chosen for expansion because a number of studies as well as recent interviews with Fenton Square business people have identified a need for a better business mix. This cannot be satisfactorily resolved without the addition of new stores. The area east of the Square contains an area of marginal housing which is in a state of transition and is a logical choice for low cost expansion. The area south of the Square was selected to create commercial uses along the Mill Pond and make a physical connection to the government center and its adjoining recreational uses. - 92 - �XIII. ISSUES, GOALS, AND RECOMMENDATIONS The following issues, goals, and recommendations have been developed to set a framework for the implementation of the Fenton Comprehensive Plan. They have been developed based on the numerous studies conducted for the plan, interviews with city officials, county planners, Fenton business owners, and Fenton residents. The issues presented in this section generally correspond to the major components of the plan which include: transportation, land use, housing, commerce, industry, community facilities, and future land use. The following definitions will section: provide a better understanding of this Issues An issue is a statement of a problem, a situation for which corrective action is recommended. Goals A goal statement identifies what is to be accomplished issue. pursuant to each Recommendations Are specific actions which should be taken to achieve goals. Also identified in the recommendations section are major resources which will be involved, time frame, and party responsible for implementation. Each project will be prioritized as either a short or long range project Short range projects are those which ideally should be completed between 1988 and 1995; and long range those to be completed between 1995 and 2001 �A. I. Transportation ISSUE: Presently Fenton does not have north-south routing through the city. GOAL: well defined Improve north-south routing through the city. RECOMMENDATIONS: A. Recognize Adelaide as the primary north-south route through Fenton. The intersections at North Street, Silver Lake Road, and North Leroy should be improved to enhance traffic flow along Adelaide. That could include changes to both intersection geometrics and signalization. Time frame: short range Implementation: City of Fenton B. Access management should be employed along North Leroy to control the number, design, and placement of driveways, thereby preserving the street's capacity as property (re)develops. Time Frame: short range Implementation: Planning Commission 2. ISSUE: The city's two industrial parks, though adjacent, lack a desired road connection. Construct a public road to connect the U.S. 23 and Fenway Industrial Parks and provide a connector route between Silver Lake Road and OWen Road. GOAL: - 94 - �RECOMMENDATIONS: A. Connect Alloy Drive within the industrial parks. The city has already acquired right-of-way for this purpose making it the most cost effective connection. This connection also permits truck traffic to enter and exit the parks in close proximity to the Owen Road/U.S. 23 interchange. Time Frame: Short Range Implementation: City of Fenton This Drive north to Fenway Drive. connection is recommended even if the Alloy connection is made because it better serves the function of an intra-city connector route. The Steel Drive connection would also include modification of the intersection with Alloy Drive to favor traffic on Steel, constructing a "signature entrance" and possibly a center turn lane along Owen Road at the entrance. B. Extend Steel Time Frame: Short to Long Range Implementation: Industrial Park Developers, and City of Fenton ISSUE: Downtown circulation is circuitous, confusing. and inefficient. GOAL. Improve the efffciency and design of the do town circulation system RECOMMENDATIONS A Connect Silver Lake Road traff c conge t1on h r Leroy ee g t h in �and associated improvements). This would require acquisition of right-of-way and the cooperation of the CSX Corporation to allow an additional crossing of the rail line. The precise alignment and design of this project would require detailed engineering studies addressing horizontal and vertical grades, design speeds through curves, the need for preemptive traffic signals electronically linked to rail crossing gates, impact on adjacent properties, and cost estimates etc. Time Frame: Long Range Implementation: B. City of Fenton, CSX Railroad Install an exclusive left turn lane along Silver Lake Road, from South Leroy Street through the intersection with North Leroy. This may require right-of-way acquisition. Time Frame: Short to Long Range Implementation: City of Fenton C. Close First Street east of North Leroy to reduce traffic conflicts and provide additional parking for the Fenton Hotel and other nearby businesses This improvement would also include increasing the radius at Main and North Leroy to allow trucks turning right onto Main from North Leroy to successfully navigate the turn. Time Frame: Short Range Implementation C ty of Fenton �-- 0 I fiw I I I I -J ,,_ - ·-- '/ / I I I ,' / ti I ,' I I I , 0 0 1- a: I I z z w w I I I I / z 1 z I :c l .::-;' " - ---- ---- 0 0 N I ~ w ..I ~ en �D. Remove the short east-west connection between Roberts and Silver Lake Road (just west of South Leroy Street) thereby forcing traffic to use the 90-degree intersection. This improvement should not be implemented until the Silver Lake/Adelaide intersection is improved. Time Frame: Long Range Implementation: City of Fenton E. Redesign the entrances to Fenton Square to reduce congestion and confusion. This recommendation includes the following actions: • The north entrance should provide separate stacking room for vehicles exiting at the intersection through installation of curbing. • The west entrance (Caroline) should be redesigned to make it more visible, parking near that access should be eliminated, the access should be extended east to the center of Fenton Square and landscaping should be provided along South Leroy Street between Silver Lake Road and the Community Center. • The southern entrance should be redesigned to promote it as an access into Fenton Square and signify South Leroy as the through route. A new sign, curbing, brick pavers, and landscaping are needed at the entrance. The project would also require some modifications to South Leroy at this location which would include smoothing out the curvature in the road by the Community Center. Time Frame: Short Range Implementation: City of Fenton, Fenton Square - 98 - �F. Vacate Walnut or Pine Streets to allow expansion of Fenton Square and its parking areas. As single family housing conditions along Walnut and Pine decline, these areas should be redeveloped as part of Fenton Square. Fenton Square is currently restricted in their efforts to create a successful business mix by a lack of room for new stores. As this redevelopment occurs there will not be a need to maintain both Walnut and Pine as public streets. Portions of these streets could be vacated and become part of Fenton Square. A final design decision regarding these streets should only be made in conjunction with a long range master plan for Fenton Square. Time Frame: Long Range to Very Long Range Implementation: City of Fenton, Fenton Square 4. ISSUE: Poor traffic operations interchange ramps. at the Owen Road/U.S. 23 GOAL: Improve interchange design and traffic controls. RECOMMENDATIONS: A. Install traffic signals at ramp terminals. This would involve approvals from the Michigan Department of Transportation (MOOT), under guidelines of the Federal Highway Administration (FHA). Time Frame: Short Range Implementation: City of Fenton, MOOT, and FHA B. Relocate ramps to current accepted standard design distance from bridge, or reconstruct bridge with lower crown and four lane cross section, to improve motorist sight distance. - 99 - �Time Frame: Long Range Implementation: City of Fenton, MOOT, and FHA 5. ISSUE: There are sight difficulties at the Torrey Road/South Long Lake intersection. The problem intensifies at night when some motorists confuse northbound U.S. 23 traffic with northbound Torrey Road. GOAL: Improve sight visibility and eliminate confusion over traffic patterns. REC01MENDATIO S: A. Lower bridge railing along Torrey Road. Time Frame: Short Range Implemen ation: City of Fenton B. Plant landscaping along the west side of Torrey Road so that motorists on South Long Lake Road can more easily distinguish vehicles on U.S. 23 from those -0n Torrey Road. Time Frame: Short Range Implementation: City of Fenton c. Consider installation of a blinking red/amber light at the intersection to alert motorists of intersection location. Time Frame: Short Range Implementation: City of Fenton - 100 - �6. ISSUE: There is a history of traffic operation problems and accidents at all rail crossings. GOAL: Improve traffic safety at all rail crossings. RECOMMENDATIONS: A. Install rail crossing gates at Adelaide. Time Frame: Leroy and possibly at Short to Long Range Implementation: City of Fenton, CSX Railroad, and MOOT 7. ISSUE: Several capacity streets are currently at or approaching GOAL: Increase roadway capacity through improvements such as widening streets and redesign of intersections. RECOMMENDATIONS: A. Widen Owen Road, from Jennings to Shiawassee, to three or four lanes, with turning lanes at major intersections as development warrants. Time Frame: Short Range Implementation: City of Fenton B. Widen Silver Lake Road, from the west city limits through the Adelaide intersection, to four lanes, with turning lanes at major intersections as development warrants. Time Frame: Widen at Remainder - Long Range Adelaide - 101 - - Short Range; �Implementation: City of Fenton and MOOT C. Widen North Road, from Leroy to Adelaide, to four lanes; and/or redesign the intersection with Adelaide to enhance north-south travel along Adelaide (including left turn lanes and possible signalization). Time Frame: Short Range Implementation: City of Fenton D. Widen Main Street, from the proposed intersection with Silver Lake Road to the east city limits, to four lanes with turn lanes at major intersections. Time Frame: Long Range Implementation: City of Fenton E. Widen Adelaide, from North Street to Shiawassee, to four lanes. Time Frame: Long Range Implementation: City of Fenton F. Cul-de-sac Round Street north of the OWen/Shiawassee intersection to reduce vehicle trips through the intersection and to reduce the potential for traffic conflicts caused by the intersection I s limited sight distance and poor design. This recommendation should only be implemented if Grant Street can be extended west to Steel Drive. This extension would provide access for the industrial uses along Grant Street through the industrial park rather than impact homes along Grant east of Round. The city should encourage the Grant Street connection to Steel Drive. - 102 - �Time Frame: Long Range Implementation: City of Fenton G. Redesign traffic control at the Leroy and Shiawassee intersection with a full traffic signal, and move stop bars for northbound traffic to the north to provide better visibility. Curb extensions should be considered to improve safety for pedestrians crossing the streets. Time Frame: Short Range Implementation: City of Fenton, MOOT H. Construct a left turn lane on Silver Lake Road at Adelaide. This could require relocating parking areas for two businesses at the corners. Time Frame: Short Range Implementation: City of Fenton, MOOT a. ISSUE: New collector streets should be planned for large undeveloped areas which may undergo development fn the near future. GOAL: Identify general alignment fer co11eetor s w111 be needed in tflte futurf! RECOMMENDAT:IONS. A f be ttie primary access 11¥er Raid df raeted away ff'! �Time Frame: Short to Long Range, should be in pace with development of the area. Implementation: City of Fenton, Private Developers B. Construction of a collector street in the city's northeast section as development occurs. This route could link Eddy Lake Road with North Lemen, connect the gap in Lemen, and thereby provide alternative routing to Leroy and Main Streets. The city could consider "precisely platting" the alignment. Time Frame: Long Range Implementation: City of Fenton, Private Developers C. Acquire Gravel Pit Road for a future collector. This road would open up land south of w. Shiawassee to the city limits for future residential development. If acquired, the road should be repaved. Time Frame: Short to Long Range Implementation: City of Fenton 9. ISSUE: There are insufficient access management guidelines contained within the zoning ordinance to help preserve roadway capacity through regulation rather than street widening. GOAL: Improve traffic operat1mns and preserve £IP£ through the development and adoption of access management guidelines �• RECOMMENDATIONS: A. • Adopt access management guidelines in the Fenton Zoning Ordinance which give specifics for driveway placement, intersections, and parking design standards etc • Time Frame: Short Range Implementation: City of Fenton, Planning Commission 10. ISSUE: There system. is not an officially adopted bicycle path GOAL: Improve routing for bicycles by establishing and adopting an official bicycle path system. RECOMMENDATIONS: A. Implementation of the city's 1984 "Bicycle Route Evaluation" study recommendations, which include construction of exclusive bike lanes or bike paths along: • Adelaide Street from North Road to South Holly Road. • North Road from North Leroy to Poplar Street. • Silver Lake Road from Adelaide to Jennings Road. • Shiawassee Street from Donaldson to Adelaide and possibly onto the library and gazebo area (extended from the previous study). • Installation of signage to designate certain streets as bicycle routes, as noted in the previous study. • bike Where possible, incorporated along the path segments could be proposed Shiawasee River - 105 - �Corridor pedestrian linkage syst:elll. ~ t other bike routes would be proviaed Whete fna,e11,~,. Time Frame: Long Range Imp1ementat 1on : City of Fenton B. Land Use 1. ISSUE: Screening techniques betweeo uses and residential areas GOAL: Provide for adequate screeni~Jlbuff•rfng: betea industrial or commerch1 11sn -t.li resident al areas RECOMffDATIOJtS: The location of an industrial or next to a resfdent al 4istr1ct in possible the general are recOlllllelded ~ ,n a1 d �Time Frame: Imp1ementation: 2. City of Fenton ISSUE: There are several cases and trends of land use conflicts or incompatibility throughout the city. GOAL: Eliminate or minimize impacts of existing land use conflicts and prevent new conflicts from occurring through sound planning and zoning. RECOMMENDATIONS: A. • • Short Range Encourage those businesses which have been identified as land use conflicts (identified in existing land use section of the plan) to use screening or other aesthetic measures to mitigate their impact on surrounding development. Time Frame: Short Range Implementation: City of Fenton, private property owners B. Encourage the relocation of Expanded Plastics and redevelopment of the site. This may involve purchase of the building, offering of tax abatement on a more suitable site, or other relocation assistance. Time Frame: Short Range Implementation: City of Fenton C. Pursue a course of action which will eventually eliminate all serious land use conflicts within the city. This would involve rezoning parcels for a more - 107 - �■ ■ • compatible use, so that such uses will not be allowed to expand, and establishing zoning requirements which restrict the expansion or reconstruction of a non-conforming use. Time Frame: Short Range Implementation: City of Fenton, Planning Commission D. Do not allow any commercial zoning or uses within the Fenway or U.S. 23 industrial parks except for small parcels fronting on Silver Lake Road at Alloy Drive. Current commercial zoning within the industrial area should be removed, which will involve a zoning amendment. This land use planning strategy is important for the following reasons: • Commercial uses are incompatible with industrial uses within an industrial park setting. The commercial uses compromise the industrial image which is important for attracting new industry and the creation of future permanent jobs in the city. • The remaining vacant land within the industrial parks is needed to satisfy the projected long range industrial land needs of Fenton. This plan projects a long term need of 150 acres. Presently, there are only 140 buildable acres remaining in the industrial parks. P ~ Industrial uses will generate considerably less traffic in the area, thus reducing traffic congestion impact on Silver Lake and Owen Roads. Aesthetically. industrial uses will be less offensive than the commercial activities. Commercial uses depend to a large extent on extensive signage to attract Cl1stomers. - 108 - �• The industrial area, located adjacent to U.S. 23 freeway (between three interchanges) is an ideal location for potential industrial development. Improved sites, ready access to the freeway system and excellent visibility are only a few of the assets of this location. • Some of the concerns with the development of commercial uses in this area include the eventual conflict of commercial and industrial traffic, the poor access to the commercial uses along Alloy and the mixing of commercial and industrial uses which creates considerable congestion for both uses. • The city has ample commercial areas available for development. Therefore, infringing on the prime industrial area of the city is not warranted. Time Frame: Short Range Implementation: City of Fenton, Planning Commission E. Do not allow further encroachment of commercial uses into the residential strip along Silver Lake Road between Adelaide and Ponchartrain. This can be acco~plished through appropriate master planning and zoning. Time Frame: Short Range Implementation: City of Fenton, Planning Commission F. The intrusion of commercial uses into the residential area along North Leroy just north of the CBD should be contained and not be allowed to connect to the commercial district further north. This can be accomplished through appropriate master planning and zoning. - 109 - �Time Frame: Short Range Implementation: City of Fenton. Planning O)atal s 3. ISSUE: North Leroy has a negatiye streetse1pe tmaeter GOAL: Make improvements and set standards wftfcll i1 the character alon9 North Lerqy end other tho~oughfares fn the ~fty RECOMMENDATIONS: A. Create strict zoning requirements for d parking •nd. b~11d 19) sf...,,.p a.I Landscaping rec\fu reme and interior landscap n1 Time Frame: Short Range B �■ ■ Time Frame: Short to Long Range Implementation: City of Fenton, private property owners C. 1. Natural Features ISSUE: Adverse development sensitive areas. impacts on environmentally GOAL: Maximize the preservation of unique and valuable natural resources from the impacts of development. RECOMMENDATIONS: A. Through zoning and flood plain ordinances restrict and manage development within the shoreline conservation district and other flood plain and wetland areas throughout the city. 8. Use the natural features information in this plan during site plan review. Knowing if there are environmentally sensitive areas within a site being reviewed will allow the planning commission to evaluate whether the proposed plan maximizes preservation of natural features. C. Encourage the planned unit development concept in areas so designated on the general development plan (Figure 15). This will give the planning commission increased control in ensuring environmental preservation. D. Enforce compliance with the Goemare-Anderson Wetland Protection Act (Act 203, 1979). E. Initiate a street tree management program. The focus of this program would be tree regeneration. This action will prevent a particular block(s) from being clearcut due to all trees reaching mature age at the same time. - 111 - �F. Consider purchasing environmentally sensitive areas for future passive park lands. G. Acquire or obtain easement rights for a trail system along the entire length of the Shiawassee River and Mill Pond Time Frame: A through G, Short to Long Range Implementation: City of Fenton D. 1. Housing ISSUE: Balancing the mix of multiple and housing. single family GOAL: Allow a mixture of both housing types, but retain a strong single family orientation. RECOMMENDATIONS: A. Fenton should not establish a ratio standard to achieve a proper balance between multiple and single family development, but rather should manage multiple family development through the allocation of land at appropriate sites. This is accomplished through planning and zoning. Time Frame: Short Range 2. Implementation: City of Fenton, Planning Comissfon ISSUE: Conversion of large single family homes into mult ple family units. Pennft the conversion of single family homes on a 11m ted bass with strict controls GOAL. - 112 • �RECOMMENDATIONS: A. Conversions should only be permitted under a special use permit process. Standards should be set up which would have to be met before the conversion would be approved; for example the number of units could be limited to 2 or 3 units per home, a minimum unit size could be established, on-site screened parking could be required, or converted units could be limited to no more than 20 percent of the homes on a block. The city may want to consider conversions only within the urban core residential district. B. The city should consider the implementation of a rental property maintenance code. This code would set interior and exterior maintenance standards which would have to be met by all rental properties. Inspectinns could be conducted on a annual or bi-annual basis. Time Frame: For A and B, Short Range Implementation: City of Fenton, Planning Commission 3. ISSUE: Historic Preservation for Housing GOAL: Encourage the establishment of historic districts and the preservation of individual historic homes as appropriate. RECOMMENDATIONS: A Any housing rehabilitation effor ho d priority on h storic heme A pro ty placed on historic res r pub c improvements - 11 �Time Frame: Ongoing Implementation: City of Fenton 4. Housing opportunities for low/moderate income ISSUE: families. GOAL: Continue to provide and improve housing opportunities for low/moderate income families and individuals. RECOMMENDATIONS: A. Provide housing in a variety of types and sizes. B. Focus housing and infrastructure rehabilitation efforts in low/moderate income areas as identified in Figure 13. Time Frame: For A and B, Short to Long Range Implementation: City of Fenton, Planning Commission, and Genesee County E. Commercial 1. ISSUE: The Fenton Square Mall is poorly designed and lacks a cohesive image. GOAL: Improve the image, design, cohesiveness, and vitality of Fenton Square. RECOMMENDATIONS: A. A mater plan should be pr pared to guide the future development of Fenton Square This plan should e alua e and make recommendation n the 1 architecture, landscaping, on-site c rculat1on sfgnage entry treatments unification of mall stores, and marketing strategy 114 - �Time Frame: Short Range Implementation: City of Fenton, Fenton Square Businesses B. Fenton Square should be expanded to Pine Street on the east and to the Mill Pond on the south. The north side of the Mill Pond should be developed commercially from the Fire Station to East Street. A walkway should also be built along the Mill Pond. This improvement would require the demolition of several structures. Time Frame: Long to very long range Implementation: City of Fenton F. Industrial Many of the improvements needed to improve the city's industrial parks are transportation related and are addressed under transportation recommendations. 1. ISSUE: Zoning Requirements for the Industrial Park district. GOAL: Establish zoning requirements which will provide a foundation for quality industrial development and address the aesthetics of the development as viewed from the U.S. 23 freeway. RECOMMENDATIONS: A. Minimum lot size within the industrial park district should be 3 acres. B. A setback of at least 100 feet should be ru1ntafned along the 23 freeway. - 115 - �c. Loading areas should be designed o~ s u.s. 23 to the maximum extent possible C can ~e achieved through Jon ng ord1M.R¢e • • • ~ T1ine Frame. Short Range lntplementat1on. City of Fentea. Pl•~n1~g Clnlrin G. 1. Comunfty Faci11tfes ISSUE: There 1s cur~ent1y ~o for1111 Fenton. RECOMMENDATIONS. A. Make side1111ks eligible o fuNltd sewer c•p tal tmp ,,_,.,,. f1:md Time Fr1111. S rM9h Ute �city to have their vehicle maintenance garage for higher cost. performed at a private Time Frame: Long Range Implementation: City of Fenton. Fenton Area School District. - 117 �XIV. IMPLEMENTATION Major steps to be taken in implementing the C1tyi of Fent-l)ft Plan include the following: • • • • 0.,NIIMiffa Establish priorities for transportation ud beautlf1cattat (Incorporate into Capital Improvement Pregram). Begin revision of zoning ordinance and map. Assessment of funding sources. Action strategies for specific areas fdentfffed in plam. - Master Plan for Fenton Square - Detailed intersection studies/preliminary engineering - Engineering/design for road improvements - Revise and implement bicycle plan. - Burying utility lines. - Street tree management program. - Land acquisition for park lands. pl'1ld'81~~ �XV. RECREATION We recommend that the 1987 City of Fenton Recreation Master Plan be recreation component of the city's comprehensive plan. The recreation p M has been prepared to meet the Michigan Department of Natura!~-~ guidelines and makes the city eligible to apply fo~ state •IKI fide grants. �• • XVI. BIBLIOGRAPHY The following resources were used in the preparation of the City of Fenton Comprehensive Plan. Census Data, U.S. Department of Convnerce, Bureau of the Census. 1950 to 1980. Population, Income, and Household Projections, National Corporation, Ithaca, New York, March 1988. Planning Data Population Projections, Michigan Department of Management and Budget, Office of Revenue and Tax Analysis, March, 1985. Population Projections, Genesee-Lapeer-Shiawassee Region V Planning and Development Commission, Flint, Michigan 1986. Population Projections, Southeast Michigan Council of Governments, Region 1, "Small Area Forecast," Detroit, Hichigan. Population Projections, The WBDC Group, Grand Rapids, Michigan, 1988. Civilian Labor Force and Employment Estimates for &eauee and Shia:w.ss" Counties, 1980 and 1987, Michigan Employme11t Security Colllltssion. Bureau of Research and Statistics - F~eld Analysts Ul.li Michigan. News Repo~t Flint-Genesee Mi¢hig,ae 1 May 1 1:9&7. �Existing Land Use and Housing CGnditions F1e1d Sll.lrvey (Ottolle WBDC Group, Grand Rapids, Michigan. 1975 Fenton Master P-lan for Land Use, City of Fenton Pl•n and V11ican Leman and Associates, Fenton, Michigan. Fenton Wetlands Map, prepared by the National Wetl.-Js IMerd~~. Department of the Interior. Fish a11d VHcfltfe- S.rvtce, Wash "·»~"!:., 1978. Soil Survey, Genesee County, Michigan, U.S. Department ef Agf'icult Conservation Service in cooperation with the Mitbip~ Agr eut Experiment Station, Genesee, Michigan--,. 1N7. dt.!CIM• a ,- ..~ 1972. Flood Insurance Rate Map for City ef FentN- Nation Program, Federal Emergency Management AfeKY · Photography of City of Fentcm risg) e.t:esn Pl ann1 ng Conwlrl ss ion , Flint , Mi ch Pit• Aer1a1 llopk Demog lph �The Blinton Plan (Draft June Watertown, Massachusetts. 21, 1988), Sasaki & Associates Inc., 1988 City of Fenton Capital Improvement Program, City of Fenton, Fenton, Michigan. Urban Planning and Design Criteria (Third Edition), OeChiara and Koppelman, Van Nostrand Reinhold Company Inc., New York 1982. City of Fenton Water System Study. Spicer Engineering, 1981. City of Fenton Bicycle Route Evaluation, 1984. 1987 City of Fenton Michigan. Recreation Saginaw, Michigan, City of Fenton, Fenton, Michigan, Master Plan, City of Fenton, Fenton, Traffic Counts by Intersection (Counts taken on 12-17-87 and 12-18-87, counts taken for one half hour and expanded to reflect one hour volumes): Leroy at Main/First Silver Lake at Roberts South Leroy at Silver Lake North Leroy at Silver Lake South Leroy at Shiawassee North Leroy at North North Adelaide at North East Caroline at Walnut South Adelaide at Shiawassee North Adelaide at Silver Lake - 122 - �Persona Interviews: Edward B. Koryzno Jr., City Manager, City of Fenton. Michael Cain, Administrative Assistant, City of Fenton. Leslie P. Bland, Director of Public Works, City of Fenton. Gerald Cattaneo, Police Chief, City of Fenton. Bruce Dorland, Fire Chief, City of Fenton. Ann Black, Executive Director, Fenton Area Chamber of Commerce. Kathryn Cain, Director, Fenton Community Center. Esther Alderman, Financial Administrative Assistant, Fenton Area Schools. Bob Chenowith, Developer of Fenway Plaza and co-chairman of the Fenton Growth Resources Committee. Jerry Mansour, Mansour Developments, Flint, Michigan. John Mansour, J.M. Developments, Fenton, Michigan. Jim Pushman, Pushman Manufacturing, Fenton, Michigan. Jim Dmoch, Ideal Pharmacy in Fenton Square, Fenton, Michigan. Lynn McClure, Dancers Store in Fenton Square, Fenton, Michigan. Philip G. Stair, Genesee County Metropolitan Planning C01111tissfon, Economic Development Division, Flint, Michigan. Timothy Leonard, Principal Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. - 123 - �Tom Goergen, Planner, Genesee County Metropolitan Planning Commission, Flint, Michigan. Jul ·e A. Hinterman, Community Development Development Program, Genesee County Corn~ission, Flint, Michigan. Specialist, Conmunity Metropolitan Planning Anthony Schifano, Executive Director, Flint-Genesee Corporation, Flint, Michigan. Public Meetings on Master Plan: October 8, 1987 January 21, 1988 February 18, 1988 March 31, 1988 May 5, 1988 June 16, 1988 September 15, 1988 November 3, 1988 (Public Hearing) December 15, 1988 - 124 - � 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. 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Identifier An unambiguous reference to the resource within a given context Fenton_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Fenton Planning Commission, City of Fenton, Genesee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-02 Title A name given to the resource City of Fenton, Michigan Comprehensive Plan 1989 Description An account of the resource The City of Fenton, Michigan Comprehensive Plan 1989 was prepared by the City of Fenton Planning Commission with assistance from The WBDC Group in February 1989. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Fenton (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/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/2263b232d17174909bbf306f08f54ff7.pdf b11ca7ae496e7baebf189de03f54174f PDF Text Text Village of Empire - Zoning Districts Village of Empire Leelanau County µ S PARK ST W FLORENCE ST Leelanau County, Michigan S ZELMER RD South Bar Lake DR Y CH A PPLE L N W SOUTH ST F IL LBY R T L W S ROEN RD S ONTARIO ST W MICHIGAN ST S LEELANAU HWY S S BAR W AYLSWORTH ST W O OD ST W MICHIGAN ST S LAKE S T MH ILL D R NT W WILCE ST S ERIE ST W WILCE ST ORCH ARD HI L L DR CE ES CR W W EH P IR EM W FRONT ST DR S Y S S UNION ST S LARUE ST AT CH W NIAGARA ST W S OR ST S AN W T W PHILLIP ST W PIT EL H DR W SALISBURY ST W LAMBKIN LN LL HI LE AU W O T TAWA AVE SS UN SE S REYNOLDS ST Lake Michigan S S LACORE RD S LA KE M ICHI GAN DR W FISHER ST R A CK ST W WASHINGTON ST LC S WI S W IS NI O D R EW SK D IR - Village Residential General Residential -- Mixed Residential Gateway Corridor District Adopted: 11/14/19; Effective: 11/25/19 -- Front Street District Recreation/Conservation - Planned Unit Development Light Industrial This map is prepared by Leelanau County for reference purposes only. Leelanau County is not liable for any errors that may be found herein. 1 inch = 800 feet RHerman_1.9.2020 � 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 Empire_Zoning-Map_2019 Creator An entity primarily responsible for making the resource Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-11-25 Title A name given to the resource Village of Empire-Zoning Districts Description An account of the resource The Village of Empire-Zoning Districts map was prepared by Leelanau County and is effective as of November 25, 2019. Subject The topic of the resource Zoning--Michigan Zoning--Map Empire (Mich.) Empire Township (Mich.) Leelanau 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. 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^�87�1��ÿ6;�Z2]Gb;>23ÿÿ $%.UT-T)ÿU.eS.f,KHK).)/ÿÿ 0����1232�ÿÿ Q�"8723h:ÿ"7�:"92ÿ $R.L).TUÿI.JeSHL./ÿÿ N732�"2�2�ÿÿ 456623ÿ7�!�"�"ÿ��895�2:ÿ:6�99ÿ";ÿ 62��56ÿ3�<23ÿ���ÿ:"32�6ÿ8;33�= �;3:ÿ>�"7ÿ>299ÿ�2<29;?2�ÿ3�?�3���ÿ >;;�:@ÿ>;;�9;":ÿ>�"7��ÿAÿ";ÿBÿ 6�92:ÿ;Cÿ:6�99ÿ";ÿ62��56ÿ3�<23:ÿ ���ÿ:"32�6:@ÿ���ÿ5?9���ÿC;32:":Dÿ E�<2:ÿ���ÿ6��2:ÿ�:ÿ7�!23��859�Dÿÿ O�!23��"2:ÿ��ÿ8�<2:ÿ���ÿ6��2:ÿGÿ :>�36��1ÿ��ÿ:533;5����1ÿ>;;�2�ÿ �32�:ÿ��ÿ�5"56�DÿP;;:":ÿ���ÿC;3= �12:ÿ��ÿ5?9���ÿC;32:":ÿ�53��1ÿ :?3��1ÿ���ÿ:56623Dÿ W2�872:ÿ�9;�1ÿ:7;329��2:ÿ;Cÿ"72ÿ X32�"ÿY�Z2:ÿ \�9]ÿ�8V;�:ÿ"7�"ÿ;8853ÿ�9;�1ÿ 8;�:"�9ÿ�32�:ÿ�53��1ÿ"72ÿP2�ÿ[�;"ÿ 6�13�";3]ÿ>���;>ÿ;Cÿÿ^_`ÿAÿGÿ 40QN0^W0PÿBaÿ 4;�9:ÿ:�"53�"2�ÿ>�"7ÿ8;9�ÿb;>��1ÿ :?3��1ÿ>�"23@ÿC;5��ÿ�9;�1ÿ:22?�1= 2:gÿ:"32�6:ÿ���ÿ9�Z2:7;32:ÿ 4"�!�9�i2�ÿ�5�2:ÿ���ÿ!9;>;5"ÿÿÿ �32�:ÿ 01ÿ �ÿ ÿ4556789ÿÿ �7�����������6ÿ��5�ÿ Road Network Vil lage of Empire - N A Shakia Park Staie Trunki ne Chippewa Run l ,100 Average Annual Deily Traffic (2016) - - Natural Area <ii Private 5treet t: 11. Public St reet F ishe SI saws u,y or J.unn R. John.~on Memorial P;irl( illi St ri s; Wile• SI c § Michigan cii ~ ~. Sleeping Bear Dunes National Lakeshore 05 Networks Northwest 01ÿ "' "t:fr--- -~1 Ayi>Nonh SI 012) I .;; 1 Mie gan 81-- 5 0 Wiloe �ÿ Wate r Service Village of Empire N A ' - _._. I Fbrem:e \,t I Shakia Park Walei Service I Pa ,eel Chippewa Run Natu ral Area \l!I ca nt - 1 n st!MlonaJ - $ I State TrunkJine I I I I I ;;:; • 8 .5 .--.. Lake Michigan Beach Park I I Village JAme, R. John,on U tmorial Pa.tit I Sa lo l uiy .- - 1 I I \ - !heJ.P :,t - 1.:1 mbk in. l.n Pces.erve I "'"' l))'r,lf 0 Q C J i ~ "' I ; '\ - _ ~~o!h? __ - - ... - -- - . - - ... .., Pl-r.t',fA?P"°' l n ~ \Vashi l'M)~On. SI ✓ "' I I ' "'' J· Sleeping Bear Dunes tl ational l akes hore -----c::=====-----------===========-----------MilH _ 0 0.125 0 2S o..s Networks Northwest ......... , OJS 1 Tbs map I> lnt=nd:<l t,, ref:t~noe only anti 1=prese:nu a geogaphical interp-e\a;ion, NOT a form-al survey. 01ÿ �ÿ ÿ4556789ÿÿ ����ÿ����6�ÿ���7ÿ����ÿ Table l Population Change (1940-2010) Village of Empire, Empire Township and Leelanau County Percent Percent 1940 Change 1950 Change 1940-50 1950-60 •.m ,., ,, r ~ Empire Township (excluding Village) Leelanau County 325 Percent Change 1960 Percent Change 1970 1970-80 1960-70 Percent Change 1980 Percent Change 1990 1980-90 2000 1990-00 P ercell! Change 2010 2000-10 -5.6 2J! u. J 448 - 8.7 409 - 15.6 1 31 2.9 355 6.5 378 -0.8 373 -15.7 274 37.2 376 45.5 547 -16.6 456 10.3 503 40.6 707 14.4 809 8,647 7.8 9,32 1 16.6 10,872 28.8 14,007 18.0 16,527 27.8 21,119 2.8 21,708 8,436 2.5 Note: Township populations. excluding the Village, are provided in paremheses: percem change is calculated for the emire To\\11ship. including Village ponion. Source: Northwest Michigan Council of Govemmems Table 2 Age Distribution Village of Empire, Leelanau Comity, State - 2000 and 2010 Age Group Leelau,111 County Village of Empire 2000 2010 Total Percent Total Percent 0-4 y ears 8 2. 1 18 4.8 5- 17 years 51 13.5 32 8 .5 % Change 2000-2010 I 2000 20 10 State 2000 2010 Percent Percent 125.0 5.1 4.3 6.8 6.0 -37.3 19.3 17.7 19.3 15.2 Percent Percent 18-24 years 24 6.3 8 2.1 -66.7 5.7 5.7 9.4 9.9 25-44 years 73 19.3 63 16.8 -1 3.7 24.2 16.9 29.8 24.7 45-64 years 133 35.2 143 38.1 7.5 28.3 34.4 22.4 27.9 89 23.5 111 29.6 24.7 17.4 23.4 12.3 13.8 65 + Total Median Age 378 -0.8 375 49.1 56.8 I 42.6 I I 50.3 35.5 38.9 Note: Due to rounding. percentages may not sum to I 00 percent. Source: U.S. Bureau of the Census. Table 3 Seasonal Housing Characteristics Village of Empire, Empire Tov.'11Ship, Leelanau County and State of Michigan - 2010 Total Units Seasonal Units % Seasonal V illage of Empue 347 113 32.6 Em pire To\vnship 1,088 442 40.6 Leelanau County 14,935 4,681 3 1.3 State of M ichigan 4,532,233 263,071 5_8 Source: US Census Bureau Census 2010 01ÿ �ÿ ÿ4556789ÿÿ ����ÿ����6�ÿ���7ÿ����ÿ���7�97�68�ÿ Table 4 Value of Specified Owner-Occupied H ousing Units Village of Empire - 2005-2009 Housing Yalues Percent of Units Less th.an $50,000 0.0 $50 ,000 - 99,000 1.7 SI00,000 • 149,000 11.3 SI S0,000- 199.000 19.1 $200,000 · 299,000 42.6 $300,000 or more 25 .2 $238,000 Median Value Source: US Census Bureau Conununity Survey (2005-2009) Table S Inco me Statistics Village of Empire, Empire Township, Leelanau Cotmty and State of Michigan (in 2009 inflation-adj u5ted dollars) Village of £ moire 172 !\umber of H ouseholcls E mpire Townshio 563 Leelanau Countv 9,354 44 18 34 105 124 95 57 36 33 17 43 ,973 35,109 449 299 1,098 1,064 1,436 1,789 1,258 1,169 366 426 54,451 31,874 T otal Households Households Income Levels Less than $10,000 30 $ 10,000 to $ 14,999 13 $ 15,000 to $24,999 22 $25,000 to $34,999 23 $35,000 to $49,999 40 $50,000 to $74,999 6 $75,000 to $99,999 18 $ 100,000 to $149,999 14 $ 150,000 to $199,999 6 $200,000 or more 0 32,045 1\Iedi an household income 28,000 Per caoita income Source: US Census Bureau Community Survey (2005-2009) 01ÿ State of l\Iichigan $ 48,700 $ 25,172 �ÿ ÿ4556789ÿÿ ����ÿ����6�ÿ���7ÿ����ÿ���7�97�68�ÿ Tabl e 6 Civilia n Lab or For ce Comp arisons ancl Unemploym ent Leelanau County and State of Michigan 2006-20 10 Sta te of M icbigan (in l ,000' s) Leelanau County 2010 Labor F orce 2008 2006 20 10 2008 2006 10,769 11,234 11,628 4,790 4,936 5,068 Employed 9,684 10,544 11,048 4,193 4,519 4,719 Unemployed 1,085 690 580 597 4 16 350 10.1 6. 1 5.0 12.5 8.4 6.9 Unemployment Rate % Source: Office ofLabor Market Infonuation, Michigan Department ofTechnology, Management and Budget Table 7 Employment by I nclus try 2009 Village and County Village of Empire Industry Nwnber Agriculrure, forestry, fishing, hunting, and mining Percent Leelanau County Number Percent 0 0.0 43 0 4.4 20 15.3 1.065 10.9 M.inufacmring 3 2.3 774 7.9 Wholesale trade 12 9.2 204 2.1 Retail trade 46 35.1 1.108 11.3 Transportation warehousing. and utilities 0 0.0 3 15 3.2 Information 3 2.3 163 1.7 Finance, insurance, real estate, rental and leasing 6 4.6 537 5.5 Professional. scientific, management, administrative. and waste management services 2 l.S 837 8.5 Educational, health, and social services 20 15.3 2,463 25.2 Arts. entertainment, recreation, accommodation, and food services 11 8.4 1,279 13.1 Other services ( except public administration) 6 4.6 406 4.1 Public administration 2 l.S 2 11 2.2 Construction Source: U.S. Census Bureau Community Survey (2005-2009) 01ÿ �ÿ ÿ4556789ÿÿ ����ÿ����6�ÿ���7ÿ����ÿ���7�97�68�ÿ Table 8 Sleeping Bear Dunes National L akesh or e Conmarative Annual Public Use D ata Year Total Vi~its Coast Guard Station Dune Climb 2011 20 10 2009 2008 2007 1,348,304 30,999 96,738 1,280,934 1,165,836 1.104.597 1.134.3 12 1.147,3 14 1,2 18,4 10 1.114,6 15 1,153,962 1,170,873 1,127,107 1,195,084 1,364,834 1,298,205 30,561 27.297 22.720 2 1.986 22.120 22.466 31.402 26,307 28,580 32,549 38,182 30,274 84,738 81.320 78.928 83.3 15 2006 2005 2004 2003 2002 2001 2000 1999 1998 1997 1996 1995 1994 1,157,6 16 1,09 1.005 1.15 1.957 1.159,676 29,049 25,745 18.434 24.958 26.217 Stocking S. Drive 113,400 101,094 92,287 82.779 83.345 84.472 Source: U.S. National Park Service 01ÿ Platte River Visitor Center 28,726 83,482 196,945 8 1,598 73.686 74,4 14 79.363 84.008 86,708 79,713 80,037 85,822 81 ,035 84,060 114,088 90,477 170,251 158.982 135,978 133.42 1 118,836 11 7,032 123,119 137,780 126,887 125,577 132,427 134,808 89,828 89,846 8 1,517 34,92 1 2 8.32 1 2 8.008 31.798 25.54 7 25.547 22.974 25,022 28,0 12 25,007 3 1,205 35,683 3 1,888 2 3,764 2 3,120 71 .028 70.466 97.282 125,621 2 3.477 36.047 77.566 84,301 79.213 79.289 94,853 82,527 78,837 78,753 89,278 82,327 84,297 85,74 1 82,265 50,990 90,3 16 100,660 89.080 92.593 83.474 83,645 8 1,795 73,796 66,791 93,149 98,332 Esch Road 73.278 80,987 �ÿ Section 4.09 Schedule of Regulations Min. Lot Area ZoninQ District District Name Area Max_Ht of structure (sq. tt) Width (ft) Feet (a) Yard Setbacks Front (ft) Min. Side Min. Rear {tt) (ft) Min. space btwn Min_ Min. Alley Water Bldgs General Residential 12,500 100 35 20min 10 10 10 20 20 MR Mixed Residential 2 ac (c) 150 35 40min 20 20 20 (d) 20 40 900 I - Maximum Lot CoveraQe % 25% (b) 1 BR- 540/ OU 40% (b) 2 BR 700/DU VR Village Residential 6,250 so 35 10min 20max 5 10 10 I - CR Commercial Residential 5,000 so 35 5 min 20 max 0 (e) (f) 10 (f) 10 - Light llndustrial 1 acre 100 35 20min 15 (t) 20 10 _ , 3acres 300 35 10min 10 20 20 20 LI 01ÿ RIC Recreation/Conservation PUD Planned Unit Development a) b) c) d) e) f) g) Key: See Article 7 I I I I 10 1 750 10 (g) 10 I 750 I NA 20 I 900 - 50"/4 - 70% NA 60% - 10% See Article 7 Maximum height for an accessory building shall be 25 feet or the height of the primary structure, whichever is l ess. Existing 50' wide (or less) platted lots shall be perm itted a maximum of 50 perce-nl building coverage. A min imum of 8,700 square feet or lot area is requjred per dwelling unit. Minimum setback from an internal drive serving multiµle family dwellings, shall be 10 feet. Minimum O' side yard setback applies when a commercial use is adj acent to a commeroial use, the setback is increased to 5' for a commercial use adjacent to a residential use, or for a residential use adjacent to another residential use. Except when adjaoent to a different zoning di strict, the greater of the two di strict side setback standards applies . T he minimum buildin g spacin g does not apply far the portion of a building utilizing the zero setback provision, p rovided a firewall is provided between buildings located on the property line. D.U. - Dwelling Unit sq . fl -square feet Arti cle 4 : D.istricls Vi/Jage o f Empire Zoning Ordinance fl -feet 4-15 Amended: De-cember 8, 2011 Effective : December 29, 2011 ÿ4556789ÿÿ ��797�ÿ����6����68��6ÿ��ÿ�6�����9�7�ÿ GR Min_ & Max_SF per D.U or Main bldg � 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/. 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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/85fab6fe71b758fc296fd0860e3139a9.pdf 2d0f1f3dc9e5996037a4204566844efa PDF Text Text EMMET COUNTY MASTER PLAN 1971 �- JI I I I I I FUTURE LAND USE PLAN EMMET COUNTY PLANNING COMMISSION I Emmet County, Michigan I I ,~ I I I April, 1971 Vilican-Leman & Associates, Inc. Community Planning Consultants 29621 Northwestern Highway Southfield, Michigan 48076 I I I I f f r The preparation of this report was financially aided through a Federal Grant from the Department of Housing and Urban Development, under the Urban Planning Assistance Program, authorized by Section 701 of the Housing Act of 1954, as amended, administered by the Michigan Department of Commerce. �CONTENTS 1 INTROD\.JC: ION 2 2 4 ;o, tJL~ ;ICN lRENDS ;~Cc (_;F~OUPS f'fl () JECTIOl\!S 5 OTHE H CHAti.ACTE R IST ICS 6 9 E XIS r1NG LAND USE: 11 12 14 16 16 riESGl.l~li:S . . su;,.s TO?() !~ RAPH / W.C. Tt:R .A.lJ R It. U l Tl JRE 8f:SIDEhl !'I.AL 19 19 20 21 22 26 . UR8.;N DE:'JE LOPM ENT PROCESS CCNCEPTS DEMANDS . Rl:: SI DUl1" IA'._ ARl:::AS PL.AN i=iE:.COMMF:NCA TIONS 28 32 33 34 .i Hi:Or1 ET!C~ t.. l'JEl::D SCHnOL f'L.AN~; RECOMMEND ATIONS 36 37 39 40 f-kCR[,!l.-r ION . . RfUlf:ATIQN Rt.SOU RCES ,_oct.,.!.. NrEDS . . . RECO MM EN D;\ 7" 10NS . �-I ,~ I 1I I I 1I . ,. ··r-.. I I' ,, 'I I -r\ 'l , COMMUNITY FACILITIES COMMUNITY BUILDINGS COURTHOUSE AND JAi L 48 48 49 FAIRGROUNDS MEDICAL FACI LIT! ES 50 51 ROAD COMMISSION LIBRARIES NORTH CENTRAL MICHIGAN COLLEGE 52 53 53 AIRPORTS . . . . . . . . . . WATER AND SEWER UTI LIT! ES LAND FILLS . . FIRE STATIONS 55 59 59 COMMERCIAL . . THREE COUNTY REGION SEASONAL VARIATION IN SALES EXISTING RETA! L CENTERS RETAIL CENTER PLANS 62 62 63 64 65 INDUSTRIAL EMPLOYMENT . . . EXISTING INDUSTRY INDUSTRIAL PLAN 70 70 73 THOROFARES . . . THOROFARESTANDARDS REGIONAL ORIENTATION 79 79 79 THOROFARE DEMANDS THOROFAREPLAN 81 82 FUTURE LAND USE PLAN 88 54 74 �TABLES 1 History of Population Growth (1900-1970) 2. Population Trends: 1930 to 1970 3 4 ' '":ounty Population P:·ojections Sumrnc. ProJections for County Civil Divisions 5. Existing Land Use 6. Countv Soil Resources 7 Selected Farm Ctiaracter 1stics 8. Public School Capacities 9. School B1Jild1ng Data 10. Theoretical School Building Needs 11 . Projected K-12 Public Scho ol DE:mands 12. REcreatI on Land Inventory 13. Local Recreation Needs 14. Seasonal Variation of Comparison Retail Sales 15. 1960 Occupational Ctiaracteristics 16. County industrial Characteristics . 17 . Potential Industrial Land Areas 18. S:reet Classitications and Standards 2 3 5 7 11 13 17 30 31 32 34 39 40 64 71 75 77 81 �'Jr' -,. , ._ -·: I FIGURES POPULATION IN CRITICAL AGE GROUPS . . 3A EXISTING LAND USE . SA SELECTED RESOURCES AND INVENTORY . 10A SOIL RESOURCES . . . . . . . . ·12A TOPOGRAPHY . 14A RESIDENTIAL AREAS PLAN . 22A RECREATION PLAN . 35A SCENIC AND RECREATION INVENTORY . 37A COMMUNITY FACILITIES . 61A . . . . . EXISTING COMMERCIAL LAND USE . 618 MINIMUM CONVENIENCE CENTERS ALANSON CENTER CARP LAKE CENTER . 67A . . . 67B CROSS VILLAGE CENTER . 67C PELLSTON CENTER . -67D POTENTIAL INDUSTRIAL SITES . 75A TRAFFIC FACILITIES AND GENERATORS . 82A THOROFARE PLAN . 86A FUTURE LAND USE PLAN . 87A I, -I I I Ir--\ I I f I I \ I I r I J �COUNTY PLANNING COMMISSION WARD H WALSTROM, Chairman DONALD HODGKISS, Vice Chairman CHAR LES WILLS, Secretary ROBERT CILKE, JR JAMES C ESTERLINE THOMAS FAIRBAIRN SEBERON LITZENBURGER HARRY PINTARELLI ROBERT TRACY COUNTY BOARD OF COMMISSIONERS HUGH HEYNIG, Chairman HUBERT BACHELOR ROBERT Cl LKE, JR AL FOSTER ROBERTJ GREENWELL ERNEST KUEBLER DONALD D . JARDlf\' ERNST MANTHEI FRANK SCHMALZRIED J. H VvEBSTER E S. WIXSON HARRIET L KILBORN, County Clerk �I 10 I I I I I I I I I I I I I FOREWORD This report summarizes a series of Comprehensive Plan reports prepared for Emmet County, under the terms of both a " 701" Urban Planning Assistance Program and a Farmers Home Administration Comprehensive Water and Sewer Planning Grant. Titled "Future Land Use Plan", this publication embodies the findings and conclusions of twelve plan reports . Following is a list of the supporting plan reports prepared during the course of the program . These contain much of the detailed concepts, data, and alternative plan recommendations considered to be part of this Future Land Use Plan: Grant Program Work Element Date Commercial Economic Base Resource Inventory March, 1969 April , 1969 HUD HUD (part) FHA (part) Land Use Inventory Population Analysis October, 1969 November, 1969 FHA FHA Residential & School Plan January, 1970 HUD Community Facilities Recreation Plan January, 1970 HUD HUD Housing Study (No. 1) March, 1970 March, 1970 HUD Industrial Economic Base Thorofare Plan December, 1970 HUD January, 1971 HUD Housing Study (No . 2) April , 1971 Water and Sewer Plan April, 1970 HUD FHA When application was made for the HUD "701" Planning Assistance Grant, a supplemental planning program was funded by Farmers Home Administration to prepare a County-wide Comprehensive Water and Sewer Plan. The activation of this two-phase planning program resulted in a more comprehensive approach to County planning. This Land Use Plan is more complete because it benefited from I the plans developed under the FHA work . Conversely, the FHA Plan is more complete because of the research completed for this plan . The two programs dovetailed well from a technical point of view, and both were coordinated under the auspices of the Emmet County Planning Commission. -i- [ �-I INTRODUCTION I I I I I I The Emmet County Planning Commission was created by Ordinance under the terms of the County Planning Commission Enabling Act, No 282, of the Public Acts of 1945. With the signature of the then Governor of the State of Michigan, the nine (9) member Commission was officially established on Apr il 26 , 1967 (O rdinance No . 2) . According to the terms of the Enabling Statute, the Commission membership " . .. shall be representative of the important segments of the economic, government and social life and development of the County of Emmet . . . " Guided by the broad language of the Enabling Statute, the County Planning Commission membership represents major areas of interest in Emmet County . Creation of the Emmet County Plann ing Commission was a formal recognition of the need to establish long-range guidelines for development. These guidelines were deemed necessary to coordinate the planning endeavors of rrany County interests, I. government. Hence, the Comprehensive Plan portrays basic development policies ··r\ related to : I. I f I I I I including business, industry, recreation, community services and local Recreation and scen ic resources Industrial patterns Commercial facilities and tourist accommodations Community services Planning and development services Effective traffic ci rcu la ti on Citizen information Work on the Comprehensive Plan began on May 1, 1968, under the financial auspices of a Federal Comprehensive Planning Assistance Grant, funded under Section "701" of the Federal Housing Act. Emmet County provided one-third of the costs in order to participate in the planning program . Or iginally a two-year planning program, funding delays have extended the work over a three-year period, and considerable work remains in the area of development controls (zoning, subdivisions, etc .). -1- �- , POPULATION In November of 1959, a Comprehensive Analysis and Report of Population in Emmet County was prepared with F.H.A. Planning Assistance Funds. The conclusions from that report are summarized and updated herein, so that the findings will properly relate to this Comprehensive Land Use Plan . TRENDS Emmet County's population in 1960 was lower than it was in 1950. Also, the County's population in 1930 was only slightly lower than the 1960 total . However, the 1970 Census reports show a 15.3% increase over 1960. Desp ite this recent gain, the County reached its peak population in 1910. The history of County population change since 1900 is summar ized in TAB LE 1. TABLE 1 HISTORY OF POPULATION GROWTH 1900- 1970 Emmet County t Census Year 1900 1910 1920 1930 1940 1950 1960 1970 •....:., lf1u • I 1~~ >.:: I.....: County Population 15,931 18,561 15,639 15,109 15,791 16,534 15,904 18,337 Emmet County's past growth represents a long period of population stability, despite two World Wars, a major depression and other volitile national growth influences. In the decades from 1930 to 1970, the population increased 14.6%, yet the 1910 population was 230 persons higher than in 1970. Emmet County is composed of sixteen Townships ranging in size from 185 citizens to a population of 2,450. The past growth pattern of these communities varied from one another, some increasing gradually while others lost population . • -2- -J. �TABLE 2 illustrates the recent history of population growth among the communities of the County . Only four townships have increased in population in each Census year between 1930 and 1970 These are the townsh ips of Little Traverse, Littlefield, Resort and Springvale. Bear Creek Township and West Traverse Township have experienced consistent growth since 1940. Between 1950 and 1960, eight townships reported population decreases. Since 1960, six townships reported declines. TABLE 2 POPULATION TRENDS: 1930 - 1970 Emmet County & Civil Divisions 60 to 70 Townsh ips : Bear Creek Bl iss Carp Lake Center Cross V illage Friendship Little Traverse Littlefield McKin~ly Maple River Pleasantview Readmond Resort Springvale WaWatam West T raverse Change Number Percent 1930 1940 1950 1960 1,227 399 374 442 323 336 440 691 1,121 538 165 362 656 298 298 270 1,204 421 431 425 290 428 481 835 980 540 207 440 708 371 343 245 1,756 355 524 307 228 297 575 842 845 415 114 352 387 397 319 1,859 298 464 215 140 318 602 906 843 335 198 246 748 467 368 326 591 -16 -25 134 45 78 383 360 -8 80 -74 -12 251 196 63 94 31 8% -54% -5 4% 62 3% 32 .1% -24 .5% 63 6% 39 7% -0 .9% 23 .9% -37 4% -4 .9% 34 9% 42 0% 17 1% 28 8% 2,450 282 439 349 185 240 985 1,266 835 415 124 234 1,009 663 431 420 7,940 8,349 8,440 8,333 1,984 23 8% 10,327 287 1,429 330 1,423 319 1,626 290 1,433 72 229 24 8% 16 0% 362 1,662 283 810 5,740 326 562 6,019 365 442 6,468 336 429 6,138 -6 -1 8% 40 204 9.3% 3 3% 330 469 6,342 7,169 7,442 8,094 7,571 433 5 7% 8,004 15,109 15,791 16,594 15,904 2,427 15 3% 18,331 727 1970 Cities & Villages : * A lanson Harbor Springs *Mackinaw City (pt) *Pellston Petoskey City NOTE : Villages indicated with * are included with their respective Townships, and not added under the category subtotals for ··c1 t1es and villages" �L - ,.- :,..,.. y·~ r:• -;_:;j 1,; __ ·- ~~ l:.~ r :· - r.... ~,J ·- . ·-· .J C.. ....... . :..-"...:....· -; ~ ),:.,........._ .. I;~~- ·- L .J -:~ r·. --r ....~ [_ ' 1•• ~~ i, · , I I ! 50 ~ 40 ---·- EMM E T CO U NTY S TA TE Of 50 MI C HI G AN 40 "' Cl .._ ....., ::, '· C) 0.. 30 30 ., .._" ... ... 20 "'"' "<t "'0.. 10 Cl C, 19.0 9 .3 / ~/,l __,, - ~ __,,/,:j -1/~ /~/41 ....,../41_..,/.A-~,-1 1950 19 50 ..... ....,..~~/,,I ~ ~ ....,.. ~/~/,,I ....,..~~/21 20 -- o~--- 0 1940 1950 1960 UNDER -5 PR E - SCH O OL A GE 1960 19 4 0 15 - 2 4 5 - I4 ELEME N TARY SC H OO L 1960 A GE HI GH 1950 1960 1940 2 5 - 44 S CH OOL FA MIL Y 45 - 6 4 FORM IN G MA T URE FAM ILI ES AN O POPULATION IN CRITICAL EMMET COUNTY 19 4 0 I 65 6 OVE R RETI R E ME NT AGE YOUN G AOUL T S . 10 19 5 0 AGE GROUPS MICHIGAN 1960 ' �Population losses since 1960 occurred in the townships of Bliss, Carp Lake, Friendship, Mc Kinley, Pleasant View, and Readmond Those that experienced increases, exceeded the growth rates of the cities and villages Little T (·averse and Center Townships increased by a rate over 60%. WaWatam Township had the lowest percent increase at 17 .1%, which exceeded the County average of 15.3% . In the order of importance, the largest numerical population gains occurred in Bear Creek Township, Little T raverse "Township, Littlefield Township, Resort Township, Harbor Springs, Petoskey, Springvale Township and Center Township AGE GROUPS Some of the population age group data which characterized Emmet County in 1960 1s described below This data should be re-evaluated when the results of the 1970 Census become available . 1. Pr-eschool Age (Under 5 Years) In 1960, 12 4% of Michigan's population was under five years of age . West Traverse Township had 16% In the order of highest percentage, Springvale, Bear Cr-eek, WaWatam, Resort and F-·iendsh1p Townships also exceeded the State average P:easantv1ew, Center and C'. oss Village Townships reported fewer than 6% of the population 1n this age group 2. School Age to Young Adults (5 to 24 Years) Both the County and S1ate have 33 .7% of the ir population 1n the school age - young adult group . E:even of the 16 townships have higher than average proportions, with Readmond, F~1endship, West T·averse, B;iss, Center, and Resort Townships exceeding 36% 3. Family Forming or Young Labor Force (25 to 44 Years) A consistent population disparity with State averages in northern communities is the family forming or young labor force population groups The S1.ate reported 26 .5% of the 1960 population 1n th is group, v;hile Emmet County reported 21 8% . Only Pleasantview Township exceeds the S 1 ate average, with 53% of the population aged 25 to 44 years In contrast. C· oss Village and Center Townships have less than 16% of their population 1n this age group -4 - �- , (1 . I rn 4. Nearly 21% of the County population is aged 45 to 64 years, which compares closely with the State's proportion of 19.2%. Township proportions range from the low 11.6% in Pleasantview to the high of 26 .5% in Center . In general, Northern Michigan communities have the higher Jq:.:.J IJ In (] li2 ·• -1 ._r-; I] Mature Family Group (45 to 64 years) proportions of mature family aged groups and Emmet County reflects this pattern. 5. Retirement Age Group (65 and over) Emmet County has a significantly higher proportion of retirement age citizens than the State ( 12.1% compared with 8.1%) . Only two townships have percentages lower than the State average: Pleasantview with 3% and Friendship with 7.9% . Cross Village has the highest proportion with 27 .1%. A large proportion of retirement age citizens is also typical of northern area communities. PROJECTIONS r'-, ( (- I ;:_~ For the purposes of the Emmet County Comprehensive Plan, four population projections to 1990 were completed for a 22 year projection period, beginning with 1968. These were done before 1970 Census data was available The results of the various methods are summarized in TABLE 3. .I -_ . TABLE 3 ' ~ l SUMMARY OF COUNTY POPULATION PROJECTIONS EMMET COUNTY :··1I ; : ""' Projection Method I:'. IrJ I~ I,: r . Long-Term Ai·ithmetic Long-Term (Dept of Commerce) Short-Term Arithmetic Short-Term Ratio Apportionment Average • ;__J 1970 1990 Population Projection 15,904 15,904 15,904 15,904 18,331 18,331 18,331 18,331 16,700 18,180 21,890 22,000 19,940 l I ,__, I 1960 Population -5- �If the four projection methods are averaged, the 1990 population would total 19,940 persons. As a general conclusion, the short-range projection techniques appear to be the most accurate in view of the 1970 total population . It the current pace of growth continues, the 1990 "average'' projection figure will be reached by 1980. It was assumed that the Michigan Department of Commerce projections for the Civil Divisions of Emmet County would be reasonable working estimates of future population. These are presented along with the adjusted population for communities in the Petoskey Area on TABLE 4, "Projections for County Civil Divisions." The 1970 population Census strongly indicates that many Civil Divisions are growing more rapidly than the Department of Commerce figures indicate . In any event, it should be recognized that projections for smaller community areas are tenuous and more subject to inaccurate results A lso, the process of apportioning a total County population of less than 20,000 persons among 18 communities is always a questionable procedure With the adjustments made for Petoskey, Bear Creek Township and Resort Township, the total projected 1990 County population is 22,500. This figure will be used for the purposes of the Comprehensive Plan . It is reasonable, but slightly conservative in view of the 242 .7 person per year growth experienced since 1960. OTHER CHARACTERISTICS 1. Commuting Patterns According to the 1960 U.S . Census of Population, 262 workers commuted to jobs outside of Emmet County (5 5% of the employed workers) Comparative commuting rates in adJoinint Counties are: 6 0% 1n Otsego, 7.5% in Cheboygan, and 11.3% in Charlevoix . It may be concluded that a comparatively high rate of persons who work in the County live in the County. Hence, a new employment source in Emmet County will attract employees and families into the County as well . 2. Density For each resident in Emmet County, there are 16.2 acres of land Considerably less per capita area is available when the influx of tourists is included . Based on an analysis of selected residential blocks, density reaches the following levels by community: -6- �TABLE 4 PROJECTIONS FOR COUNTY CIVIL DIVISIONS EMMET COUNTY County Civil Divisions I; ' I: 1960 Population Bear Creek Township Bliss Township Carp Lake Township Center Township Cross Village Township Friendship Township Little Traverse Township Littlefield Township (Alanson) McKinley Township Maple River Township Pleasantview Township Readmond Township Resort Township Springvale Township WaWatam Township West Traverse Township Harbor Springs (City) Petoskey (City) Total County 19901 Projection 1990 Projection2 Adjusted for Petoskey Area Projections 1,859 298 464 215 140 318 602 906 843 335 198 246 748 467 368 326 1,433 6,138 2,630 247 582 94 65 238 770 1,040 810 226 165 150 860 565 450 400 1,750 7,138 5,050 2,380 Low 3,165 Low Low 7,520 15,904 18,180 22,502 Low Low 4,387 Low Low 1Michigan Department of Commerce ProJections. The 1970 U.S. Census provides a basis for re-evaluating the projection results for Civil Divisions. 2Vilican-Leman & Associates, Inc., ProJect1ons for the Petoskey Area Planning Commission, and comments based on 1970 Census findings . -7- '· I..... �Selected Community Land per Dwelling 10,000 sq .ft . 12,500 SQ ft . 7,650 sq ft 15,000 sq ft . 6,600 sq .ft . 9,720 SQ ft . 12,860 SQ ft 6,000 SQ ft . 12,500 sq ft 15,000 sq .ft . Alanson Brutus Conway Cross Village Pellston Levering Oden Pon-she-wa-1 ng (Oden) Paradise Lake Van Dwellings per Acre 4 ,3 35 57 2.9 66 4.5 34 73 3.5 2.9 The foregoing density 11st is based on sample blocks 1n areas where there are no community water or sewer systems. W1th1n each community area, 1nd1v1dual homes may be sited on either smaller or larger sites Households and Family Size In 1960, there were 4,696 households 1n Emmet County as reported in the US Census of Populat ion Dividing the population 1n households by the number of households gives an average population per household of 3 33 persons This compares with other commun,ties as follows : Community Average Number of Persons per Household in 1960 1950 to 1960 Percent Change 3 42 3 33 3 35 349 3 31 +24 .9% 2.1% · 03% + 6 5% +21 3% The State of M 1ch1gan Emmet County Charlevoix County Cheboygan County Grand Traverse County Comparat ively, the County has a low population per household, and had been decreasing through 1960 This trend may or may not be continuing through 1970, but is probably influenced by: fewer young people l1v1ng on farms, increased retirement age population, high proportion of retirement age citizens, and the in-migration of students at North Central Michigan College -8- �~Lr,-===== J'itaU::: · ~.ci~ .·-~0 · , ..• u . ~ ,gc<~~~w AlNno~ ,.,,,, :{r:: .- · ◄ ,) • • . i . ~ l1 ..... , u ► .."• ..• .. ' J ◄ ..•" .• ... e 0 % ..,~ ..~" J ., " • ..,ll ...!."' 0 ~ .., 0 % ~ J J ► ► :, 0 ◄ "' •• ..-" u ◄ :, u i 0 .." " 0 ► L :, :, ~ "0 •:," ► z . ..,., .... ., .; " .., .., 0: ~ u " ◄ u 0 z "' "' ◄ 0 :, , .. ..., " ..,... : " .. "' " ., ., ◄ .,.., .... .., "' "'.."' ....," "' .. .. ., .. ◄ ·z ., z 0 2 Cl ◄ u 0 u ::; :, ~ :, ◄ u :, ll ll 0 u ◄ i :, 0 ! w en :::> 0 z <t _J "' "' >(!)~ ~ "' ... .... ~ .. ~ ~ ~ .. z::, .. 0 -u t- ... .., C/)t- ~ ~ x2 -LI.I w~ .. ....0..x::" .,_ .~ C , 0 ·I I :; ~~ / ·••1 / 7 C 0 . .. 0" E .! ... ." c·c .~: !;~ �- I I - EXISTING LAND USE I - The accompanying map prepared under an FHA Planning Grant program, illustrates the generalized land use pattern of Emmet County . TABLE 5 summarizes the acreages and proportions of uses by township areas and I city-vi II age areas. It is noted that, whenever city-vi IIage data is statistically - included . No land use data for the Cheboygan side has been tabulated; however, it I - l I portrayed, only that portion of Mackinaw City which lies L Emmet County is was inventoried on field maps. Data for Petoskey and Harbor Springs were taken from land use studies prepared for those communities under separate "701" Urban Planning Assistance Grants. Inventory Techniques The study of land use in the Comprehensive Plan has several obJectives related to understanding the County's present development and guiding future planning decisions. Foremost, the land use inventory provides both a graphic and statistical picture of the County, emphasizing the impact of man-made features. TABLE 5 EXISTING LANO USE EMMET COUNTY r I in All Townships Cities & Villages Total County (acres) (acres) (acres) Percent Developed Total 1,391 778 2,357 2 .754 7.372 203 429 374 4,830 703 _ 37 154 301 206 129 114 102 635 2 ,094 815 2,511 3,055 7,578 332 543 476 5,465 9 .1% 3.6% 10.9% 13.4% 33.1% 1.5% 2.4% 2. 1% 23.9% 20,488 2.381 22,869 100.0% Vacant, Farm & Forest ,453 Surface Water 258,932 262,415 9,485 301 88.9% 9,756 3.3% Grand Total 288,905 6,135 295,040 100.0% Residential Seasonal Homes P•.i blic Quasi-Public Recreation Commercial Industrial Rai lroads Roads Total U~es 7.8% SOURCE : Vilican-Laman & A;;sociates, Inc .. f9rmers Home Admin istrat•on ComP!ehensive s.,wer and Water Plan for Emmet County, Aoril, 1971. Field data current through November, 1969. -9- �-1 '. I The inventory of existing land use was accomplished by field inspections, conducted during the summer of 1968 However, the map was not published until October, 1969 Each use of land was recorded on field maps and later transcribed to base maps . The field inspection technique is not 100% accurate, since all uses ,n buildings are not apparent from the street and there may be uses 1n wooded areas and on large private properties generally inaccessible by vehicle Common limitations are accurate counts of apartments vv1th1n multiple-family dwellings and seasonal homes 1n forested areas Overall, however, the field inspection technique is a valuable means of assessing the character of uses, and it consumes less time and cost than other inventory systems (such as reviewing all tax records or photographic interpretation). Nevertheless, aerial photographs, U.S.G .S maps, and interviews of local officials were used to resolve questions on property usage . It should be noted that the use of land changes continually 1n all communities; hence, the data must be viewed in terms of the date 1nventoried ~ Emmet County 's total land area 1s 461 square miles, which ~& squ11.,e1l~lalt to 295,040 acres . Of this area, less than eight percent 1s used for housing, business, ~ industry, community services, recreation, and transportation. Another three percent is in major surface water area, including inland lakes and the c,ooked River Some 88 .9% of the County 1s land classified as Vacant, Farm and Forest . Vacant, Farm and Forest lands are most apt to be consumed by other uses as the County develops. Soils, topography, land ownership and the economic strength of farming will determine those lands that will be consumed first . As an illustration of existing County development, all of the County's roads, highways, railroads, parks. airports, and other land uses, except farmed or forested land could roughly fit into the area of one Townsh,p (McKinley, for example) . At the present time, the cities and villages of the County have over 3,453 acres of undeveloped land . It future permanent housing were to concentrate in vii Iage-city areas where central utility services may be available or could be provided, the County could absorb nearly 8,000 new families without losing one acre of farm land. The townships, of course, have vast areas of open land that could be developed . The character of land use in the County 1s strongly oriented to tourism recreation; however, the County also reflects some diverse development conditions For example, the County is a thinly populated rural area, yet there are highly sophisticated developments (major ski resorts, exclusive vacation home developments, jet air service, freeways, and selective retail stores) that function 1n close proximity to farming enterprises, forest industries and mining . · -10- �c( r.·] ' r~ '-- \ ' .l ::J Emmet County has a diverse resource base that is well adapted to year-around recreation attractions. Th is fact, plus the increasing accessibility of the County to tourists from metropolitan centers will cause accelerated development pressures on the existing resource base . The momentum of rising tourism, crowded metropolitan centers, new highways, and irrproved air service may well precipitate local development related to industry and factors other than tourism recreation . Emmet County's resource base must be viewed as an important element of the _~ ecological structure of Michigan and the Upper Midwest. Deer hunting, fishing, ~ natural scenery, other outdoor recreat ion, and clean waters represent major ~ attra~~ ~ ~11::'!~~iv-~· factors in the local economy and are demands upon the r environment . AsJ\~ ~ o rth fre m ~ end fsl et1 e~t . on the County can be expected to increase substantially . tu...e ~ ~ J ' I The accompanying map, "Selected Resource Inventory," illustrates deer yarding 1-... areas, trout streams, warm water fish streams, canoeable rivers and principal drainage basins. Generally, deer yarding areas, canoeable waters and quality trout ~ . i •• 1 streams are concentrated in nearly the same County locations These resource areas also provide habitat for other game species native to Northern Michigan. The drainage patterns on the map relate rivers and streams to their principal watershed areas It 1s important that land users in the County recognize these drainage patterns as certain activities may contribute to stream pollution- ~ resource depletion . The County cannot afford these losses if it is to retain ~ Northern image so attractive to urban populations which tour the United States. -11' . ' �I • 'I SOILS The accompanying "Soil Resources" map illustrates a refinement of the County's Land Type map, and presents ten ( 10) relatively homogeneous soi I groups. These soil classifications are based upon their general physical similarity . Soils in a group have similar capacity to sustain urban uses and resources development. This map gives a broad picture of the distribution and comparative quantity of County soil resources. Because of the generalized nature of the mapped information, it is II I I applicable to County planning as an overall development guide or reference. More detailed soils surveys and/or on-site investigations are needed for specific uses and site planning . In determining the general suitability of soils in their nature state for various uses, the following criterion are applied by soil scientists of the U.S. Soil Conservation Service : 1. Adaptability for Agriculture 2. Adaptability for Housing (subdivision type) 3. Adaptability for Woodland and Forest Use 4. Adaptability for Recreation A summary rating of the ten ( 10) generalized Soi I Resource Arnas is presented on TABLE 6. It is pertinent that about 70% of the area of Emmet County has soil conditions suited to urban development uses. This also 1mpl1es a general suitability for forestry, agriculture and recreation . r-- :~:~; } t~n~ ,::~r d~::~:p:~~~,~~:,hi:v~~~~~.~~::~.~~%t~:~h;i~:i~i;~e:~i;: expected to absorb most of the projected urban development in the County . However, 1t is unfortunate that many of these same soils rated very good for farming and forestry and c; ~ :~g: ~ l~ ~ e~ ~ L ( . L J ) £ . .~ . ~ devel~,r;p~ means that -:,;ki @nsle-ts aAd e development can procee~with /(~ soil lim~ s. However, the :re are other planning considerations necessary to assure that..-ReW developments do not destroy the quality of the natural environment., vY•l=~·rel:i---gen-era1e's demanEls--f-o ~ Deer- yarding area~ ~ (}A.I~~~~ µ_J- ~ ~ - - - . . .½ st land areas in the central and west central portions of Emme_t C untyl\.are well suited for .,J ~'11 !!:f!~ r - l i K , will 1999g_ ~~ AtJ\5/tWH .?'I .d+t- ~ ~~ .-12- 1 I �I TABLE 6 COUNTY SOIL RESOURCES EMMET COUNTY I I Use Rating or Adaetabili!l'. ' Agriculture Subdividing Woodland Recreation G0od Fair-Good Fai r-Good Poor Poor Good Good Good Good-Fair Fair-Good Hardwoods Hardwoods & Pi ne Hardwoods & Pine Poor Poor Good Good Good Good Fair-P.:>o r Good Good Good Fair-Good Fair Poor Poor Poor Poor Poor Fair-Poor .Poor Poor Poor Poor Pom Poor Fair Poor Poor Fair-Poor Good Fair-Good Fair-Good Game H3b1tat Poor Good Poor Poor Poor .I 1 .1 1. Sandy Loam 2. Loamy S'3nd 3. Deep Loamy Sand 4. Deep A cid Sands 5. Sand & Gravel 6. Sand Gravel over Bedrock 7. Sand D11nes 8. Silts, Clays, Sand 9 . Si lty Clay Loam 10. Organic Soil D~ SOURCE : U.S. Soil Conservation Service, Boyne City, M ichigan Crooked Lake, Pickerel Lake, and the Crooked River V positioned among wet soils rated fair to poor for intensive resort-cottage area, pollution control measures will become increasingl y necessary and a strong need is alread y apparent . The Cross Village area is divided among several so il types: Sandy loams, loose sand, and organic soils. The organic soils are generally in St ate ownership and hence, may not be a development problem . However, the loose sands, which occur in dunes and ridges have many development limitations in terms of drifting _ j sand (wind, erosion) and difficu lty in establishing and maintaining cover . Development of these soils will reduce the high scenic value of the area, as many dunes will be leveled and existing tree stands will gradually be reduced. The Mackinaw City area and WaWatam Township are on limestone formations and cobbly soils. These are generally unsuitable for urban development in the ir natural state. Carefu l and deta iled so ils ana lysis can reveal the nature of development l1m1tations on particular sites __, A large proportion of the soils unsuited for development are in the north areas of the County . Also, much of this land is currently in State of Michigan ownership, as part of the Hardwood State Forest. -13- �I TOPOGRAPHY The accompanying topography map illustrates the slope characteristics of Emmet County's landscape. From a County-wide view, there is a great deal of variety in land formations, wh ich include: level lands, gently rolling, rolling to steep, and very steep slopes. Elevation gradually increases from north to south, with some of the highest hilltops in Pleasantview and Springvale Townships. I •' • .1 The discussion which follows describes the topographic characteristics of each Township in the County . As a general statement, there are a number of areas that have limitations to urban density development. However, these limitations become scenic attractions in communities that cater to tourism-recreation activities . Topography in Resort Township is gently rolling with picturesque contrasts between cultivated farm land and patches of wooded area . Some steep landscape follows the Lake Michigan Shoreline, mostly in the Resort - Penn-Dixie mining area, where extensive deposits of limestone are found . Land forms in Bear Creek Township tend to be more severe than in Resort, but most of the steep topography lies well south and southeast of Petoskey. Bear Creek - Except for areas generally within two miles of Crooked Lake, Springvale - Pickerel Lake, and the Minihaha Creek Valley, Springvale Township is influenced by steep slopes Moderate to steep slopes exist in the extreme northwest area, but overall, there are few serious slope limitations. Littlefield - Little Traverse - Southern sections in this Township are generally level or gently rolling, with incidences of steep slope . A large area of steep topography affects the northeast area . West Traverse - West Traverse Township varies from roll ing to steep and is steep in most sections. The roll ing and gentl y rolling land is found north and east of Harbor Springs., Friendship is characterized by moderately steep topography . There are inc idences of level and gently roll ing land . Friendship - -14- to steep I I �I: ' I ~~ ~ ~ ti ~ _. Pleasantview - A band of nearly level land extends north-south through the community . Steep to very steep topography is found in the areas where Boyne Highlands and Nubs Nob are located . Moderate to steep slopes are also present . Maple River - The west one-third of this community has moderate to moderately steep topography but few steep areas . The land character in the east sections is level with some incidence of swamp . The western third is moderately steep . McKinley - Swamp land is positioned along the east line and level drier sections extend along the south line. Some moderately rolling land exists in the northwest area . Center - A wide band of level land (high incidence of swamp) traverses the community from southeast to northwest, and this is flanked by moderately steep slopes . Readmond - Readmond Township is characterized by moderately steep slopes and there are incidences of swamp .Gently rolling and moderate slopes are found in the north and west areas. Cross Village - Steep topograph y is limited to the McCort Hill area in Section 5 and in portions of Sections 2 and 3 A steep ridge parallels the shore of Lake Michigan from the south to the Wycamp Lake area . Roll ing sand dunes are found in the northern sections . _J Bliss Township is predominantl y level to moderate with incidences of swamp and steep slope . Bliss - 1 --l ., q d Carp Lake - Gently rolling to moderately rolling topograph y is present in the southwesterl y sections. The remainder of the community is re lativel y level . WaWatam - The topograph y map reveals onl y a gradua l fal l in elevation from the southeast to north and northwest . ..,.. -15- �1 The foregoing analysis of the Couniy's physiography 1s limited 1n respect to I • detail. U.S.G.S. data on a County-wide scale at the twenty-foot contour interval is effective as a general reference for slope data, but cannot illustrate the variety of slope change that can occur w1th1n a given twenty-foot interval . WATER In Emrnet County, a prime use of water resources 1s for recreation, mainly in terms of swimm ing, boating, fishing and wildlife management However, water resources are necessary for. municipal water systems; 1nd1v1dual wells, and .I irr1gat1on Hence, 1t is essential tl-1at the County'~ w1ter resources be protected trom pollution and depletion Lake Michigan 1s a major Vvater reserve for recreation as well as a potential municipal water supply . At. present, all domestic water supplies 1n the County are from wel I resources. On the basis of general state-wide data prepared by the Water Resources Comm1ss1on of the M 1ch1gan Department of Natural Resources, most of the area of Emrret County 1s in glacial deposit areas with fairly high yields of ground water Low yield areas are found mostly 1n Resort Townsh,p , IN:JWatam Township and northern Bl •ss 'T ownsh1p . However, 1nd1v1dua1 wells 1n specific locations may have h,gri or low yields depending on local geologic cond1t1ons. In addition to Lake M 1ch1gan and ground water resources, Emmet County has seven (7) inland lakes, of which three are positioned 1n urban growth areas (Round Lake. C:·ooked Lake and Pickerel L3kel A !so, the US Soil Conservation Service has 1dent1f 1ed n·ne (9) potent,al water 1mpoundment locations on the rivers of the County . AGRICULTURE Farming and agr ,cultural act •v111es have two maJor influences on each community F 1rst 1s the income derived for rural families and other serv ices tha1 are supported by farming . Second 1s the value of farms as a resource for open space, wildlife support, and environmental break w•th developed urban areas Farming has become a h ighl y complex operat,on requiring skilled operators and huge investments 1n mechanical equ 1pment and land This ,s evidenced by the fact that the average value of farms in Emmet County increased 135% between 1954 and 1964. -16 1/'\ �..: . . . . .. . .... ... ,.;.. -· --· - -- . '7 I I • Part of the trend in agriculture can be observed from TABLE 7, which summarizes selected farm data for Emmet County . In the ten years between 1954 and 1964, the average size of farms increased by nearly fifty acres or 32% . Overall, there was a 51% decrease in the number of farms in the County . In :__J Employment also decreased markedly . In 1950, the U.S. Census listed 632 persons employed as farmers and farm managers. Bv 1960, th is occupation group declined to 228 for a percentage loss of 64% . The results of the 1970 Census will be interesting. While farm size has been increasing and the number of farms and total acreage has been decreasing, farm production has been increasing along with the average farm value . This is a good index of the economic advantages of the large-scale farm and why this tend is taking place - better and more productive ye ilds. TABLE 7 SELECTED FARM CHARACTERISTICS EMMET COUNTY Farm Census 1954 1964 Farms by Size 1--; l ;·i ' ! "L0' 1~. ' G 1954 to 1964 Change Number Percent 1 - 99 acres 100 - 499 acres 500 - 999 acres 1,000 acres and over 382 439 13 145 247 17 -237 -192 +4 -62% -44% +31% 3 4 +1 +33% Total 837 413 -424 -51% 123,478 80,841 42% 27% 148 196 Land in Farms Percent of County Land in Farms Average Size of Farm in acres Average Value of Farms Farm Operators residing on Farm Persons in Farm Operator Households -35% +48 +32% $7,019 $16,698 +$9,680 +136% 512 389 -123 -24% 1,682 SOURCE · U.S. Census of Agriculture I k i -17- I I: �I ~ Between 1959 and 1964. the value of farm crops sold increased nearly 38%, compared with 23% t or the State of Michigan . The trend since 1954, however, Is not as optimistic as there was a decline from 1954 to 1959, and an increase between 1959 and 1964. Of the two categories, livestock and crops, It Is evident that livestock farms are most valuable . Between 1959 and 1964, I 1vestock farm product sales increased $528,000 compared with $208,000 for crops. Dairy and poultry were the most important growth factors, as other livestock increased slightly Field crops accounted for over 60% of the sales increase among crops Forest products and vegetables gained some, while fruits and nuts experienced sales decreases A f inal assessment of the value of agriculture to Emrnet County can be established from a general rule of thumb, that each dollar earned In farming turns over 2 3 times Hence. the $2.07 mi ll Ion produced from farm sales in the County nas an estimated multipl ied impact of some $4,761,000 Tn•s ,s a s1gn 1f1cant loca l economic factor that should be retained to the extent possible 1,. is reasonable to conclude that the value of farm land wil l increase as a result of tourist demands tor rural land . This will cause farm acreage to decline further, lessening the impact of agriculture as well On the other hand , national-international demands for farm products may gi ve new economic incentives for preserving and expanding vital agricultural act IvIty In terms of the relative importance of agriculture , Emmet C.:-unty ranked 57th among the 82 counties In farm product sales Hence , 57 count,es are agr ,culturall y more significant Another index shows that Emmet County has a high oercentage of non-farm income to supplement farm product sales ( 17th of 82) l his inde x shows decreasing re!iance upon farming act 1vIty for basic income 18- ~ ' 'I I -I I ~. • • I • J :·,~~ �I I ! ! ~ I RESIDENTIAL By intent, the Residential P!an is quantitative to the extent of accommodating j projected housing demands. It. is qualitative in that residential areas should be I desirable places to encourage home investment and provide a sound family living environment. I I I URBAN DEVELOPMENT PROCESS ] I l1 ·' ; I·, I The development of Township areas begins with the influx of nonfarm dwellings which locate along paved County roads, usually on one to five acre lots. This gives the roadside an appearance of being developed, but most of the land behing the homes remains undeveloped for long periods of time, perhaps farmed or forested The problems of the rural nonfarm developments which are distant from an urban center relate to planning for resources and community services. Homes developing along County roads are spread over a wide area, and the smaller lots w ith driveways create numerous access points from the roadway . This reduces the traffic efficiency of the County road by slowing vehicles, generating on-off turning movements, and multiplies the accident potentials. In time, the solution may be expensive road widening or by-pass proiects . I; The scattered growth pattern compl icates the problem of providing schools, and I-· 1·1 shopping services. School bus services must be increased, perhaps two marginal retail stores are required when one economically eff icient store would offer better services, and there are public conflicts involved 1n locating school buildings, parks, churches, and the like Each family desires to have the service nearest his home . _,j Ii l The problems of resource development and resource conservation are also complicated by scatered rural nonfarm housing . When homes are scattered , community sewer and water systems become too costly; thus, septic tank effluent increases and has a greater opportun ity to enter streams and lakes resulting 1n I·: pollution . Moreover, the 1nabil1ty to offer central utility services reduces the area's potential to attract industry and business O! significance is that the ~ fract1onalization process may impact qua li t y farm and forest land and reduce the _, __, County's ability to produce food and fibre for local and national markets. I.! .. ·, I I -19 - �CONCEPTS Emmet County's total population approximates the conceptual size of four or five urban ne ighborriood units; hence, the strict application of neighbortiood planning theory has less meaning than 1n urban areas Nonetheless, the principles and objectives embodied in the concept are applicable as guides 1n nearly all community housing situat ,ons, particularly •n and near the c 1t1es of Petoskey and Harbor Springs. I Bv defin1t1on, a neignborhood unit 1s a cont iguous residential area w ith sufficient population to support one centrally located elementary school The school facil ity should be designed with a park and playground Heavily traveled streets. ra ilroads and nonresidential land uses should not be located w 1th 1n a neighborhood un it, although these uses of land may serve as logical ne ighborhood boundaries A ,though there are many ind•v1dual concepts and desi res regard•ng the ideal home, most famil ies demand rousing that has urban ut il it ies, ,s near schools, 1s close to shopping, is protected from through traffic, and ,s accessible to hosp itals. places of wo' k and related conven,ence factors Tr,e residential areas proposed for Emmet County are intended to meet th•s demand The d 1scuss1on of res •dent1al concepts 1n terms o f ne ighborhood units 1s only partly appl 1cab le to Emmet County , because of the rura l nature of the County and the recreation qualities of the non -urban areas There 1s tar more potential res idential land in Emmet County than what can possibl y be developed w1th1n the foreseeable future, and substantial demands will accrue trom vacation homes Therefore, ,t wou ld be good policy to consider th e following development cond1t1ons · 1 Recogn ize the fact that all land 1n the County will not and should not be developed That which is developed should f it into logical service areas for schools, parks. shopp ing and related 2. Scenic resources are integral elements of the County 's economy These should be protected so that the characte r of the County remains attractive and desirable for both permanent residents and v, s1tors 3. Wtld l1fe 1s important 1n Emmet Co unty as are forest and vegetative resources Hence, swamp lands. wooded areas, streams. and related resources must be protected from pollution and dep letion -20 - J ··.:i �t: 11,.J~ . 1 ~ ~ ~ 4. View existing undeveloped lake-river frontages as resources to be protected . Encourage water oriented development to form in cluster patterns, rather than parcel off the frontage on a 100% ind 1vidual access basis 5. County roads provide access to farms and nonfarm homes in rural areas . Development usually follows existing roads until the frontage is used up and large internal vacant areas remain . Preferably, minor service roads and cluster , .1 developments snould extend from the County road rather than serve i,J individual unit frontage . The recreation community of " Hidden Hamlet" at Nubs Nob is an example of this development concept. 17 . 1 DEMANDS In 1960, Emmet County was a community of 15,904 persons who occupied 4,696 households (3.33 persons per household) . Since 1960, the County population increased by 2,427 persons for an estimated 690 dwelling units In the past ten years (69 per year) . Population projections for Emmet County show a possible 22,500 persons by 1990. This will generate a demand for some 1,380 dwellings in the next twenty years . Past growth trends suggest that most of the permanent housing demand wi ll impact the urban areas around Petoskey and 17 Harbor Spr ings In 1960, Emmet County's housing census reported 2,560 seasonal housing units. This represented some 32% of all hous ing in the County The rural nonfarm areas had 47% of their housing class1f 1ed as seasonal . Comparable data on seasonal dwellings constructed since 1960 is not readily available; however, a substantial number of seasonal homes were constructed In Chalet Villages near ski resorts, on inland lakes, and along the Lake Michigan Shore . Some of these may wel l convert to year-around residences for permanent families of either retirement or labor force age . For res1dent1al planning purposes, it can be expected that urban residential demands will be greatest of in and near P8toskey, moderate in the community areas Harbor Springs and A lanson, and slight 1n the outlying rural service communities and Mackinaw City . The type of home most in demand is tor th ree bedrooms and over (80% to 90% of I the market). Only 10% of the market Is for etf1c1ency, one-bedoom and/or j L , two-bedroom units. 1 There Is a strong demand for three and four-bedroom homes for famil ies with incomes under $6,000 per y ear 1Mr . Ken Peterson, Realtor and Mr Cy Jordan, from questionnaire interviews assessing the real estate market 1n the five-year period prior to January, 1969 ' . ...... -21- �~-1 I Recreation home demands will be strongest in those areas that have multiple recreati on use potential. Hence, a vacation home that can offer ready access to skiing f acilities, swimming beaches, scenic views, forests, hunting and fishing, will be in greatest demand. RESIDENTIAL AREAS PLAN The "R esidential Areas Pian " map illustrates several factors that will influence the configurations of future housing areas in the County .These are : Resource areas that should remain in ~~ t -I I a natural condition to support broad scale resource management programs, and ecological balance . ,1 A highly tentative alignment for a future express type highway through the County . (See the County 's "Future Land U:-e Pian" Map for the suggested alternate .) The basic County road - State Highway network which interconnects the functional land use areas ot the County . Key resort attractions and facil 1t1es wherein seasonal home construction 1s likely to continue Exi sting urban communit ies and concentrated housing areas The above factors vvere rrepped and evaluated 1n terms of soil resources, topography, deer yard areas, quality fish streams and existing land use On the basis of the above, a general 1zed pattern of logical future housing areas evolved. lri the communities of Petoskey, Bear Creek Township, and Resort T ownship, the R8s1dential P.an is based on Neighborhood and Residential P,ans for those communities 1 These Petoskey A '. ea tina,ngs are cons idered to be a part of the Emmet County Residential Pian, 1nclud1ng any mod1f1cat1ons and amendments that may be made from time to time On the "County Residential P; an " map, long-range urban neighborhood areas were comb ined to form larger community areas Each ot the community 3reas may be further d1v1ded into one or more neighborhood units The number of neighborhoods will ultimately be determined by the density of population w1th1n each un it and the geographic size of the community / 1 V il1can-Leman & Associates, Inc, Residential Areas , Petoskey Area Planning Com - mission, January, 1969. 22- I ~I �. . . .... -. . .::.. 1·1 • J ,11 ,1 Ii 11 Following is a discussion of the general community areas mapped on the "Residential Areas Plan" : 1. rJ Petoskey Area Area 1 Altogether, there are nine residential areas in and near the City of Petoskey ;_J and the Townships of Bear Creek and Resort. These units were not delineated in expectation that they will be fully developed within twenty years. It may be appropriate to view the neighborhoods as basic long-range residential areas Persons who build homes and purchase lots in the neighborhoods have the knowledge that they are in logical home areas. On a long-term basis, they can expect to be w ithin a reasonable distance from planned elementary schools, local recreation areas, and community water-sewer-utility services. 2. Harbor Springs A rea Areas 2, 3, 4, and 5 The Harbor Springs A rea Residential Plan is presented in four (4) basic areas. 1 Area 2 can probably be divided into two neighborhood units, centered on a large resource area for open space recreat ion . Area 3 has the potential of being divided into four neighborhoods. The exact number will depend on actual growth, the ratio of seasonal homes to permanent residences, and the acreage devoted to recreation-community uses. Area 4 encompasses most of the exist ing developed lands in Harbor Springs. Area 5 is positioned along Little Traverse Bay and is predominantly a recreation home area at this time . Development will be attracted to this area by the scenic qualities of Little T !'"averse Bay . Some negative aspects relate to the flight path of the Harbor Springs Airport and the rather narrow shape of the .....: area . Overall, Areas 2 through 5 indicate the probable impact areas for future high density residential development. As in the Petoskey area, the capacity !~ i......: population of these areas exceeds the projected growth . 1f.JeJghborhoods were interpreted from the residential areas illustrated in the Harbor Springs Comprehensive Plan . -23- i: �f I I ' 'I. . J 3. ~ Round Lake Area . , Areas 6, 7, and 9 The Round Lake Area of Emmet County Is a sort of development crossroads where the urban izing influence of Petoskey, Harbor Springs and A ianson tome together. Round Lake also generates development influences by virtue of water oriented recreation, home sites, the Petoskey State Park, the Harbor Sp rings Airport, Conway and Highway interchanges. Planning and arranging land uses in the Round Lake area is complicated by the narrow highway corridors (U .S -31 and M-131) created by Lake , ,I I I Michigan, Round Lake and Crooked Lake . Added to this is a general mi x of existing land uses, an incidence of poorly drained soils, and absence of urban utility services. Al so, the potential routing of a north-south freeway through th is area wi II resu It In accelerated demands for land 4. I Crooked Lake Area ;_-) Areas 8, 10 and 11 Crooked Lake is an estab lished tourist housing area The most concentrated recreation home areas are found along the north shore In and near Oden Pickerel Lake to the east Is also developing with seasonal homes. I I The entire C:--ooked-Pickerel Lake area Is limited for development by poorly drained soils. The problem is particularly acute along the shorel ine where the demand for lake front home sites is greatest As a result , quant ities of sewage effluent on the surface of the ground and in the lake have reached a poi nt of serious pollution hazard . This is an area wh 1ch clearly demonstrates planning deficiencies in terms of : Carrying capacity of soils and land resources Substandard and outmoded development standards Inadequate traffic routes to serve local and regional traffic Disregard for land use relat1onsh1ps (mixed uses). Fai lure to implement central utility services prior to IntensIve use of land The above points underscore some major problems affecting the Oden-C:ooked Lake area, and it will likely result in expensive community improvements to correct past mistakes -24- •I ,.. �5. Alanson Area Area 12 Retail services, the Crooked River, and a new school will attract additional development in and near Alanson . The Valley of the Crooked River in Alanson is characterized with soil and drainage conditions similar to areas near Crooked Lake . Poor drainage and swamp conditions establish unstable building cond itions that will become more acute unless community sewer and water systems are installed . Utility studies are currently in progress. I:J! 6. Pellston Area Areas 13 and 14 l -1 Pellston is important because it is adjacent to the Emmet County Airport; . ·• hence, a potential source of added economic development for the County as 17 1-, well as a major transportation terminal in the northern lower peninsula . One manufacturing plant has located adjacent to the airport, and others may in ; I the future. A problem in accommodating residential growth is relating to existing community service facilities, while avoiding the flight paths of major runways. There 1s also a land squeeze in Pellston, because the existing Village is surrounded by public lands, poor soil areas, a major highway, and airport _J 1-, -1 . '----' approach zones. It is difficult to cluster new housing around the new l ·-1 elementary school because of the factors Iisted above . l 'I.. ! I-.~ 7. Mackinaw City Arna Area 15 Mackinaw City supports a relatively low year-around population because of the seasonal nature of the econom y . The demand tor residential land in Mackinaw City will be determined by success in developing industrial land, especially those activities that require access to Great Lakes shipping lanes. Also , the extent of tourist services will bear on added employment to sustain a larger year-around population . -25- �1 8. Cross Village Area Areas 16 and 17 Cross V i llage Is located in a highly scen ic area with a commanding panoramic view over Lake Mich igan . Cross Village is also an historic Indian M1ss1on site. Significant year-around employment opportun ities in Cross Village may be difficult to real ize . Highway access is l1m1ted, there are no railroads, and existing community services are oriented to rural and tourist markets. 1, Add itional seasonal home deveiopment is the most likely economic impact that can add to the commun ity . C:-oss V i llage has excellent Lake Michigan orientation and it lies between the attract ion forces of Wilderness $ ;ate Park and the ski resort areas to the south .1 Since pleasure boating on Lake M ichigan Is a h ighly attractive tourist activity, riarbor, beach and lake front park developments at C:·oss Village could enhance community development potentials 9 1 -I ~ ~, ·- Other Residential A reas Even though tt-ie Res1den11aI Plan outlines a w ide number of potent ial res1dent1al areas that can be planned and serviced to house concentrated patterns of development, a large proportion of new homes (!:>easonal and non-seasonal) w i ll locate on tracts of land throughout tarm and nonfarm areas . Although this scattering development shouid not be promoted as a planning principle, it can be less of a problem with careful attention to ground water resources, soi Is, and overcrowding The problems of overcrowding and the mixed use character of developments on C:-ooked L3ke and Paradise Lake must be avoided on the other inland water resources of the County 1, develope rs anticipate high density subdivision act Iv1ty, then immediate concent must be given for community water supplies and sewage treatment services RECOMMENDATIONS Encourage the establishment of a County Housing Commission to . det;;iil the housing needs of Emmet County, coord,nate research and ;mpIementat1on programs with the ex Ist1ng Housing Commissions, and cooperate with the housing needs of l r,d 1an tam ,hes Some low-,ncome housing assistance may be necessary In several non -City locations and trie need may be either for repairs or new un its . -26- I I I I I I I I I �17 - .J I '..I Promote minimum County-wide Zoning Regulations as a means to protect the environment of permanent and seasonal housing areas. Guide new housing developments in accordance with the principles of the Comprehensive Pan . Th is will avoid the postponed costs associated with unplanned growth so that services can be economically provided . Planned residential areas will be a more convenient place for families and will offer a safer environment . As feasible, tie new housing developments to central water and/or sewage treatment facili ties to avoid resource pollution and a more efficient use of land. l~i 1...: l ' I·: 1.-,. . , ~_, I.' ;I ·, • > . ' \': ~ . ' _, 1 ~1 : ~ ._; I ~~ I I: -27- �I ' ~ I" l ~ I __J SCHOOLS Emmet County has five K-12 Sc:hool Districts to serve its population and some adjacent areas in adjoinint townships. In addition, there is one K-6 School District to serve Cross Village Township . Four (4) of the K-12 Districts are in the Charlevoix-Emmet Intermediate School District . The Mackinaw City Schoo ls serve portions of Wa\t\tltam Township, but these schools are officially in the Cheboygan Intermediate District. ENROLLMENTS School enrollment data for Emmet County is not completely comparable in an historical context because of changes in some district boundaries. A lso, some school enrollment is drawn from beyond the immediate areas of Emmet County . However, there are some significant trends that can be observed for overall planning purposes. 1. The K-12 pub I ic school enrollment in the Petoskey District increased by 587 between 1960-1961 and 1968-1969. This is an annual rate increase of 73 4 K-12 pupils. At this rate, the Petoskey district will be serving nearly 3,900 I( I·; iJ L.J pupils by 1990. 2. annual increment of 12.9 pupils, for a total proJected 1990 pupi I load of 1,040. 3. It ~ -.J t, --" The Littlefield School District has experienced gradual K-12 enrollment increases between 1960-1961 and 1968-1969, at the rate of 12.1 pupils per year. By 1990, the total K-12 enrollment would be 650 pupils (at the 12 1 rate) or 266 above the 384 enrolled in 1968-1969. l 1~ -; Kindergarten through high school enrollments in the Harbor Springs District increased from 655 1n 1960-1961 to 758 in 1968-1969. This represents an 4. The Pellston Schools have been affected sorrewhat by annexation The K-12 enrollment in 1968-1969 was some seventeen pupils fewer (630) than 647 pupils enrolled in the 1960-1961 school year. However, the present K-12 enrollment stands at 700 . It is significant that enrollment has increased gradually since 1966-1967, and this trend rray continue The 1960-1969 rate of growth averaged 5.9 K-12 pupils per year. -28- �5. The total school enrollment In Mack inaw City was 292 in the 1960-1961 school year . The current enrollment stands at 277 , resulting 1n a pupi l loss rate of 1.7 per year . For planning purposes, the 1990 enrollment Is assumed to be 300 pupils In the past two school years, enrollments increased . 6. Cross Village 1s a small K-6 School D1str1ct which had a total enrollment of I 24 in 1960-1961 . The current enrollment Is 23, representing a highly stable pupil enrollment. For planning purposes, the 1990 enrollment Is assumed to be 24 . Based on the 1970 population census, th ,s estimate may well be conservative. In 1962, a C1t1zen School Study was conducted In Emmet County under the d1rect1on of Michigan State University, College of Education 1 This report I I compiled school enrollment and school census data for County schools, evaluated building needs, projected enrollrrents and recomnended various reorganizational actions. I nclud1ng projections, the report encompassed the years 1960 through 1967-1968. Since that time, school services In the County have changed dramatically, particularly In terms of new buildings The map, "School Facil1t1es'' illustrates the K-12 School District boundaries In Emmet County, 1n addition to other pertinent school service data Petoskey, Pellston and Mackinaw City D1str 1 cts serve rural areas beyond the area of Emmet County . A !so illustrated are schoo l bu tidings that serve each of the districts Most of the operating schools are 1n good to excellent physical condition, and are good educational facil1t•es TABLES 8 and 9 summarize pertinent informat ion on eacn school building serving at least some portion of Emmet County Tne most s1gn1f1cant overall conclus,on is that the urban area schools have enrollments which range from near capacity to over capacity enrollments Petoskey appears to have the most pressing need for new and/or expanded school fact11t Ies, part,cularly In the elementary grades Not only is t he enrollment IncreasIng at an equivalent rate of three classrooms per year (73 pup ils), but facilities are now In ma xi mum use 2 A t present , the elementary school has design space for less than twenty add •tional pupils; hence, it 1s near capacity W•th an established growth rate of seven K-6 pupils per year, the school will exceed its effective capacity •n the near future . The h1gh school has a greater surplus capac,ty and may not reach design capacity for five to ten years. 1 Emmet Coun1 y Education Citi zens Committee, Ci r .zens Schoo l Stud y, Michigan State Un 1ve rsIty, June, 1962 2The enrollment impact does not produce an ImmedIa te demand for 3 classrooms, because the increases are spread over a twelve grade educational sy stem w ith many ex 1st Ing classrooms to absorb the en ro !I ment -29- I I I I �,~: I '\ TABLE 8 ; ~ PUBLIC SCHOOL CAPACITIES EMMET COUNTY ~1 1, IJ Enrollmmt Design Capacity Surplus Capacity Enrollment Overload •-1 I,] 17 Petoskey Area ( 1969) Ottawa, K-6 Sheridan, K-6 Lincoln, K-6 Central, K-6 Resort, K-5 Jr.Sr. High School,7-12 26 24 17 30 286 224 217 355 125 1,004 260 200 200 325 125 1,225 221 396 362 415 400 19 38 384 425 41 '·. L. 1.i L..J l :1 Harbor Springs ( 1968) Elementary, K-6 High School, 7-17 Littlefield ( 1968) K-12 School ', . j Cross Village ( 1970) t: 1:·_ ;, j ·i d j-i... i~l t~ K-6 School 22 Elementary, K-6 High School, 7-12 156 121 180 130 24 9 350 350 360 450 10 100 4,352 4,735 480 Pellston Schools ( 1970) Elementary, K-6 High School, 7-12 Total t..J ... i· : i: . _, 18 Mackinaw City ( 1970) ~ I~ '' 40est . -30- 97 �TABLE 9 il SCHOOL BUILDING DATA EMMET COUNTY Year Constructed Site Remarks Enrollments Conditions 1964 1958 1951 1929-58 1960 Adeauate Aoeauate Lim ited l f!adeauate Adeauate L imote0 O - er Ci!Pacity O. er Capacity Over Capacity Ooer CaPacoty A : C0Pac1ty A ; C=Pacity Good G::>oO Good Fair to Gcod Good Gc od 1955-59-68 1915-68 Aoeauate Lim •ted Near C3pacity N 2ar Caoac •tv Good Gc oa K-12 Sch oo l 1957-66 Adequate Under CaPac •ty Good Elementary High School 1969 1932-39 Adequate M,n,murn Near Caoacitv Goo0 u~oe• Capacity Fa, r 1900 Adeauate Ur ae r C3oacity Fa or to Pc or Recent Min,mum Adeauate U"der C~Pac 11y F3 ,, to G-:.o0 u ,_oer Caoac •ty G?od Petoskey Ottavva Sheridan Lincoln Central Resort High Sc hool Harbor Spr ings H .S. Elementary H .S. Higli Sc:l, ool l J J Li t tlef ield Cross V illage K-6 Elementary M3ck inaw City K-6 Elementary H,gn Scli ool The Littlefield K-12 School is currentl y operating with an enrollment below it s design capacity . However, at the current rate of growth, capacity will be reached I I I I in four to five years, earlier if growth rates increase Past growth in the Pellston District has tended downward, but in recent years has increased slight ly Enro llments are well above the 1960 level , having increased at the rate of 5.9 pupils per year. There is now substantial capacity at the high school In 1960-61, there were 24 pupils attending classes in the C•oss Village School . Currently ( 1969-1970), there are 23 pupils enrol led, one of wh ich attends classes I I I in Harbor Springs . No added schoo l capacity is needed in the foreseeable future . -31- I �11 I Ill l. ~ 11 •...J The Mackinaw City School District had a total 1969-1970 enrollment of 277 pupils, down from the 292 in 1960. Both of the District's schools have some capacity to absorb enrollment i ncreases. The high school could go over its design capacity with slight growth . THEORETICAL NEEDS Theoretical school needs were determined by appl yi ng the desirable school attendance levels to the existing and projected public school enrollment .1 The conclusions are considered theoretical in Emmet County because the standards do not reflect limitations imposed by travel distance, existing school plant investment, School District boundaries or the desires of indiv idual citizens . TABLE10 THEORETICAL SCHOOL BUILDING NEEDS EMMET COUNTY ~j K-6 Elementary 1~1 t1 7-8-9 Junior High School 10-11-12Seni or H igh School I-: 1990 Theoretical Building Need Number of Existing Schools 3 .370 5to9 schools 10 1 ,685 1 to 2 scriools 5 1,685 1 to 2 scnools 5 6 ,740 7 to 13 schools 20 Curriculum (14 by count) 1969-1970 Enrollment 1970 Theoretical Building Need 1990 P1·ojection 2,343 3 t o6 scnools 1.063 1 to 2 schoo ls 1,016 school Tota! 4,422 5 to 8 schools NOTE: The future closure of an y ex isting private schools w i ll largely impact the communities in the P,;,toskey Area and Harbor Springs. However, it may be Possib le for the Public School D istr ict s to purchase , lease, or otherwise util ize the privat e scnool builo ings. According to TABLE 10, Emmet County has 14 school buildings and th is exceeds the theoretical 1990 maximum need by one This is also si x buildings beyond the existing theoretical need . Viewing these comparisons, it appears that the County l.d will not require addit ional structures if onl y enrollment factors are taken into account. 1Refer to th e Preliminary School Plan report di scussi ng Schoo l Design Standards . -32- �I SCHOOL PLANS Plans for public schools in Emmet County have been prepared by three local planning groups. The first Comprehensive Study of County School Services was prepared under the direction of Michigan State University, College of Education ( 1962) . During 1968-1969, a school plan was prepared for the Petoskey A rea, as a part of the Neighborhood Unit Plan .1 Public schools were analyzed for Harbor Springs during 1969, as a part of the Comprehensive Plan.2 The purpose of the County School Plan is to review area-wide school needs on a long-term future basis. Existing plans and recommendations are included as applicable . TABLE 11 summarizes the enrollment projections for 1990, with comparative data for 1960 and current enrollments. There are several options or alternatives to school services in Emmet County . Hence, depending on the structure of school districts, there will be different school plans implemented . Even under a single County School System , it would not be advisable to plan for only one Central County Senior High School because of population growth , driving distances, and winter climate . J J J I I I I I I I I 1Vilican-Leman & Associates, Inc., Residential Areas, Petoskey Planning Area January, 1969. 2williams and Works, Engineers, Harbor Springs Comprehensive Plan, Report No 1g59 _ -33- I • �I TABLE 11 PROJECTED K-12 PUBLIC SCHOOL DEMANDS EMMET COUNTY Projected 1960 1968-69 1969-70 1990 Enrollment Enrollment Enrollment Enrollment Petoskey Harbor Springs Littlefield Pellston Mackinaw City Cross Village 1,694 655 285 647 292 24 2,281 758 384 (630) Total 3,597 School Districts 4,423 700 277 23 3,900 1,040 650 824 300 24 6,738 SOURCES: County School Reports, School District Superintendents, and the Petoskey Area Plan. High school pupils in Mackinaw City could be transported to St . Ignace or Cheboygan, but probably not Petoskey because of distance. Elementary schools should be located to serve "rural areas" in existing centers of population . The new schools in Alanson, Pellston, and 1\/sckinaw City would be retained to meet out-County K-6 needs. An elementary in Cross Village should be retained . RECOMMENDATIONS From an overall planning point of view, an optimum school system in Emmet County should probably function with one or two School Districts. If so, the following school building plan should be evaluated for acceptance by citizens in the County, and modified in detail as necessary . i-·~~ 1. Essentially follow the school plan recommendations for the Petoskey A rea as presented in the Petoskey A rea Comprehensive Pian . 2. Retain a central high school and junior high school in Harbor Springs . Unless there is substantial unanticipated population growth, one elementary school wi 11 be able to meet demands I: , 1-; .....: -34- �3. There should not be more than "one additional" high school program outside of Harbor Springs and the Petoskey A rea . 1here are now three. It Mackinaw City elects to educate high school pupils in Emmet County, then Pellston would be a logical high school location to serve the area of A anson, Pellston and Mackinaw. Levering would also be a good central location for a north County District if Alanson were part of the Petoskey or Harbor Springs Districts. • 4. Assuming a high school in Pellston, A lanson could become a central elementary school service community . Some other options would apply in the Alanson-Pellston communities with regard to junior high and elementary services. 5. I .-I Reta in elementary grade facilities largely in their present locations The Cross Village fac ility could require reconstruction 1n the foreseeable future . The School Plan for Emmet County entails relatively few changes in elementary school service areas regardless of future consolidation efforts Some final plan decisions may depend on action at the State level with regard to further K-12 District ing. Also, the question of whether or not the Mackinaw Schools become part of the Emmet County system :I ·-1 I I I -35- �-1~ Jl ~ ,1 ll . RECREATION The purpose of the County Recreation Plan is to serve as a guide in the maintenance, creation and perpetuation of resources, both natural and man-made, as they relate to the recreation environment . Emphasis is placed not only upon resident use and enjoyment, but on the attraction potential for tourists as wel I OBJECTIVES The future of Emmet County as a regional focal point recreation will depend on successes in in the area of outdoor achieving the following goals: ' • Accurately inventory existing recreational facilities . Familiarize County residents and potential developers with existing resources and environmental advantages . Guide in the identification and reservation of desirable and needed recreation sites, recognizing that many unique areas can be diverted to other uses. Propose design standards for preserving and developing the County's natural resources. Guide future development based upon a design concept to unify the recreational elements of the County. Insure an equitable distribution of parks, recreation areas and facilities to serve al I areas of the County . Encourage comprehensive outdoor commercial and public levels. 11 recreation planning at private, Point up the need for various means of control in natural resource development. i,.J The proposed County Recreation P!an is a synthesis of the inventory, adaptable lJ4' recreation features, and the overall concept of recreation applicable to the County . I; ..,,,. u -36- �RECREATION RESOURCES Emmet County's Recreation Plan is a logical planning study in which to relate the knowledge of natural resources and environmental conditions to all forms of land aj use. Experience shows that it is not sufficient to plan specific recreation uses or attractions The community must also reconcile overall policy decisions on the use of a!I lands as they relate to the total environment of the area Decisions are needed on matters of uses permitted on a recreation site, the degree of development allowable in resource areas, the key areas that influence community character, and the ,mplernentation of development controls to attain higher environmental standards A brief description of the County's broad scale resource I characteristics follows : WATER In addition to some 71 miles of Lake Michigan frontage , Emmet County has sorre 10,400 acres of surface water. Since Lake Mich igan is important as a factor in regional tourist drawing power, development should be designed to permit observation. public access and retention of its highly aesthetic image Evening sunsets over Lake Michigan are particularly scenic . Inland lakes, rivers and streams are secondary attraction forces and the County 's accessibility to metropolitan areas give the inland lake primary attraction forces as well J. .I Whether for wildlife management purposes or for outdoor recreation activities, all of the County's water resources must be protected from pollut ion to retain purity and a natural environmental image. FISH AND WILDLIFE As a recreational activity, as a sanctuary or preserve, as a business or aesthetic setting, fish and wildlife are integral features of the County's environment Hence, wildlife management practices have a direct bearing on tourism recreation and the tou nst economy To be most effective, wildlife management must be extended to involve the vast acreages of private recreation land Wi ldlife in the County includes : white tailed deer, elk, fox. rabbit, grouse, woodcock, squirrel and waterfowl B1ack bear also inhabit some areas of the County I I I I ·I �.:. ... . . ' .,... .. _ . ·- .I,.-··-·~-· . '~ ~ -I Lo • ~ • • ,. .. .. GOVERNMENT LAND Although private forest-farm lands fulfill open space and recreation needs, they .. are not as permanent as public owned land . Private lands may move into or out of •• J recreational use in terms of the economic needs of the moment . Government lands, therefore, can be regarded as permanent features of outdoor recreation and they are more likely to come under Comprehensive Resource Management About j 100 square miles of land in Emmet County are State owned . This is roughly ~j twenty percent of the County's land area. I: TOPOGRAPHY Topography in Emmet County cannot be described in simple terms, since there is 1-, wide relief contrast among the sixteen ( 16) townships. However, the predominant steeper slopes may be found in the central portions of the County and in the IJ I-~ southeast . The east and north areas are generall y level, while the entire west side has slopes ranging from gently rolling to rolling -·j LAND I _· i 11 I; ~ Being the northernmost County In the Lower Peninsula, Emmet County has a relatively open character, interesting land forms, scenic woodlands, and many square miles of public land . These combine to establish a "land resource" that is coming under increasing pressures for recreation -resort development . As the intensity and density of development increases, the open space character will diminish . Wood lots will be cleared for building purposes, hills leveled and acreages subdivided into smaller and smaller units It also means hunting pressure, ~; sanitary and refuse disposal problems, and ecological imbalance conditions . I-~ The map, "Selected Scenic and Recreation Resources", inventories specific :....~ ~ ,~ 1,. ~ i-~--; I: recreation facilities and areas with potential for recreation development Public lands, State forests, public access sites, local parks and playgrounds are mapped . In addition, special or unique recreation potentials are listed . These include such features as potential impoundment sites, historic interest areas, scenic view areas, and related features with recreation-tourism significance . TAB LE 12 shows that there are 405 0 acres of local park and school recreation land in Emmet County . All of this land is owned by loca l governmental units in the County as there are no County owned parks. In addition, there are 7,273 .1 . . ... i.:.....: -38- �acres of land in major regional parks (e g., Wilderness State Park), roadside parks, public access sites and related recreation resources State lands, largely in the Wilderness State Forest contain some 90 square miles of land Another 2,755 7 acres of recreation land is in private and semi-private ownership, plus private cottages, ski chalets, recreation farms, and hunting acreage TABLE 12 RECREATION LAND INVENTORY EMMET COUNTY Recreation Acreage by Type Local Regional Total Recreation Sponsors Townships, Villages and Schoo l Districts City of Petoskey City of Harbor Springs State of Michigan 197 5 147 4 60 1 23 5 7,249 6 221 0 147 4 60 1 7,249 6 7,2731 7,678 .1 Totals 4050 i ~ I SOURCE · Emmet County Comprehensive Recreation Plan LOCAL NEEDS Statistically, there is a sizeable local park surplus •n Emmet County, both under current population levels and foreseeable proJections through 1990 However, the statistical needs are not equally divided among the local units of government I ·I 'I Hence, the conclusions drawn from TABLE 13 should be related to individual communities, rather than column totals I TABLE 13 shows that the local recreation surplus is mainl y the result of large acreages 1n Bear Creek, Bliss and Carp Lake Townships Th e Cities of Petoskey and Harbor Springs also reflect large surplus acreages Between 1970 and 1990, II I local park needs will be felt in the Townships of Cross Village, F ·iendsh1p, Maple River, Pleasantview . Resort, Springvale and West Traverse -39 �•-r . - • , · ~ • , . - .....•:~~••••:,;••• . - i. - •• ........ --,.. ....••,..u.--........ •• .:,. ~, -···- ............. . •,•:-"" Ji, ' ~~ TABLE13 ~ LOCAL RECREATION NEEDS EMMET COUNTY Ii -ll 1 ;__. L1 Existing Acreage Community 2.5 50 .5 2.5 5.8 1.0 1.4 3.2 7.7 -21 .5 +32 .2 +45.3 +5 .0 -0.4 -3.2 +5.2 20.2 10.4 +9 .8 6.5 8.4 -1 .9 6.3 3.4 2.0 2.5 23 .8 5.7 +2.9 -2.0 +7 .5 -13 .8 -5 .7 20 .2 4 .5 4.0 +15.7 -4.0 Subtotal 197.5 136.8 + 71.1 1--i 17. City of Petoskey 18. City of Harbor Springs 147.4 60 .1 75 .2 17 .5 +72.2 +42.6 I _-; Total 405.0 229.5 +185 .9 , -l (:L-. j 1~ ' 1.,--..~-;. 1-; :I 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. l ~'.J 11 . 12. 13. 14 15. 1-. ,_, tJ . Bear Creek Township Bliss Township Carp Lake Township Center Township Cross Village Township Friendship Little Traverse Littlefield Township and Alanson McKinley Township and Pellston (pt.) Maple River Township and Pellston (pt.) Pleasantview Twp . Readmond Township Resort Township Springvale Township WaWatam and Mackinaw City (pt.) West Traverse Twp . 10.0 10.0 ·, ha I-. ......., ii R7 • 16. 29.0 34 .7 51 .1 6.0 1.0 Community or Local Recreation Acreage Needs 1990 1990 Surplus (+) Need1 Deficit (-) !. 1Townships with a projected population decline show a 1990 need based upon the 1960 population . The recent 1970 Census shows some townships with larger population increases than what was experienced up to 1960 . RECOMMENDATIONS l l Emmet County has vast resources upon which to plan a highly diversified and coordinated recreation system . Demands can be satisfied in terms of citizens, tourists and others who may visit the County . The apparent abundance of recreational opportunity makes it impossible to anticipate every public or private -40- �recreational service that may 9ccur in the years ahead Hence, the Recreation P•an must be amended, updated and broadened or detailed from time to t ime Following is a summary of the major recreation proposals that relate to Emmet County and the communities within the County (see map oeg.nn1ng this se:;"t10, , "Recreation Plan " MISSIONARIES - Promote the historically important role of the Missionary in Emmet County . Acquire historic sites, build replicas of former missions, churches, shrines, trading posts, Indian cultural centers, and related points of interest INOIAN CULTURE - The life, habits and history of the Indian people are high ly interesting facets of any area's history, especiall y Emmet County The shores of Lake Michigan and commun ities of Petoskey, Harbor Spr ings, Midd le Vill ag e, Cross Village and Mackinaw Cit y al l have a strong history in lnd ,an culture Historical markers, reconstructed Ind ian V illages, museums and re lated means can be used to express Indian history to the educational-cultural advancement of tourists and citizens Wycamp Lake has an historical site listed in the Nationa l Register of Historical Places. I AGRICULTURE - Since the County has some excellent agricultura l land , w ork toward the cont, nuance of farm Ing enterprises Farms are necessary for basi c food product ion , they are important economic forces, they support a higher level of wildlife for sportsmen i SCENIC EASEMENT - Scenic easements are a means of preserving scenic areas without taking title in fee Easements would be most log 1cal along rivers where the natural image is important to canoeists and/or fishermen A 1so, along scenic roadways where panoramic views may become obscurred by development I I COUNTY PAR KS - A County level interest in recreation may well lead to the establishment of one or more County parks I· so , these shou ld be coord inated into the recreation system so as to supplement and operate 1n harmon y w ith I community parks and State parks Some recreat ional opportunities may on ly be established through County level action I LOCAL PAR KS - Recreation for County residents will evolve from County features and tourist facilities However, each community w ith ;n the Coun ty w ill have specific local recreational demands to fulfill County , School District , Township and Village lands should be given pri or• ty considerat ion as reso urces for local recreationa l fac ilities -41 - II �. • -II -I . -I: . . . -· .-~~ - ... -,.__. . , l j j ; .. , J .,·I FUNDING - Because of the limited funds available for recreational facilities, the County should encourage the development of recreational facilities through private enterprise and other public agencies. Some sources include: Bureau of Outdoor Recreation, Michigan Department of Natural Resources, U.S. Forest Service and others DEVELOPMENT STANDARDS - Standards of design should be developed and incorporated into local development controls and where possible, applied on a County-wide basis. (zoning, subdivision regulations, scenic easements) . TOWNSHIP AND COMMUNITY RECREATION · There are three basic recreation objectives that should apply to all communities in Emmet County . These are: Develop parks, improve parks, and generally meet the recreation services of residents in all age groups. :1 I: , 1~ Acquire, promote, and/or assist with the acquisition of and appropriate level of i of local recreation resources, natural features, historical-cultural interest areas, and related . Give priority consideration to the expansion or development of recreational opportunities on lands already in community ownership and use (State, County, Township, Village) 1-. Ii development Some suggested locations for community park and recreation features include: I ~ I-; ·. ~ -' ~-; l ~ .. ? '-' 1. I I 1. Bear Creek Township Near the Township Hall. . On Pickerel Lake Road at a transition point with the proposed freeway , proposed industrial area, and/or trailer housing areas With planned school locations, and/or · on the sites of larger community and regional parks. In the Bear River Valley area . On Round Lake to preserve open space L.... -42- _, ·- - ..... _,· ........ :... �Among scenic wood lots, forested areas and rolling hills in the community, especially in planned neighborhood areas . On hillsides or sites offering outstanding panoramic views such as from US-131 south of Petoskey and from Pickerel Lake Road 2. Biiss Township . Encourage the State or County to expand Wilderness State Park southward to include the sand dune areas along the Lake Michigan Beach d -I I . Provide for local recreation use (ballfields, skating, sledding, etc), perhaps in the vicinity of the Township Hall or in 8 1iss Center 3 J Carp Lake Township Retain the fifty acre Lincoln Park site on Paradise Lake In public ownership, and add recreation facilities Protect the scenic recreation and resource potentials of Carp River . This is a canoe water and fishing stream . . Establish some local recreation areas in the Township, perhaps near the Township Hall which is in a more central location 4. Center Township . Maintain and improve the community ballf1eld near Larks Lake Facilities may also be developed at the Youth Center and/or the Township Hall. . Local and community recreation services may be provided at the Township gravel pit, as a reuse of community resources 5 Cross Village Township .I I I I I I I Either at the school or on church property in the Village, recreation apparatus, ice skating rinks and related active play facilities can be provided to meet local demands . Develop a marina and/or harbor facility on Lake Michigan A marina would be an excellent complementary facilit y to the scenic beach -43- 1 �. The sandy beach area in and near the Cross Village harbor area should be used for recreation purposes, emphasizing open space characteristics. 6. Friendship Township . Work to acquire frontage on Lake Michigan for Township park-recreation purposes. . General public recreation sites may be developed at the Township Hall location, near Stutsmanville, or in the vicinity of the Five Mile Creek Community Center Develop recreation uses on the 80 acres of land one mile south of the Township Hall. ~ 7. 11/ Little Traverse Township Expand equipment and land near existing parks, and/or consider the development of a new community park for active play . . ' . ! I Attempt to acquire recreation land or access easements to Little Traverse Bay . . A scenic community park may be developed in and near State owned lands in the center of Section 11 off the Chadderdon Road. . Other recreation potential sites may be developed in conjunction with the Township Hall or some similar community areas of importance. 8. Littlefield Township and Alanson Continued improvements and expansions park-playground facilities in Alanson and Oden . at the small loca l . New recreation facil ities may be expanded on one or both of th e large school land ownerships 9. McKinley Township and Pellston (part) . The Pellston High School, new Pellston Elementary School, and the Pellston ballfield and tennis courts provide a variety of ex isting recreation services (ballfield and tennis courts are in the Maple River Township portion of Pellston Village) . '._. l -44- �. Van and Levering have no public recreation areas; however, small parks for casual recreation may be needed . A potential water impoundment exists on Van Creek and may be a good rl source for establishing a general community recreation area 10. Maple River Township and Brutus . The Township Hall at Brutus is in a good central location for community recreation facilities . . Local recreation may also be provided on Maple River Road and/or Woodland Road. . School District and County forest lands along the Maple River are resources for recreation 11 . Pleasantview Township . ::-... .: Local recreation areas may be provided at the Township Hall location; this being a central geographic location. The Harbor Springs School District own 160 acres of potential recreation land west of Boyne Highlands 12. Readmond Township Improve, expand and/or add facilities to the lake front Township park . Provide active type recreational uses at off-the-lake sites, as near the Township Hall Encourage the maintenance restoration and accessibility of cultural-historical features related to Indian populations and early missionary activities 13. Resort Township . An active sports recreation area may be located at the Resort School and/or with the fire station -45- ·I ·I I I I I I I I �11 ' I· t 11 Ir 11 11 11 I ,, .I I I . Long-range nei ghborhood recreation areas shou ld be developed in terms of the recommendations of the Petoskey Area Plan . Some scenic natural features in the neighborhoods are indicated as future public open space. . Seek to acquire park-recreation areas in one or more of the following locations. On Little Traverse Bay, at the north end of Townline Road . On Walloon Lake, perhaps in the vicinity of the Manthei Veneer Mill. On the north end of Wal loon Lake at the south extremity of Cemetery Road . Enlargement of the public access site on Walloon Lake at Resort-Pike Road . Other scenic Township areas with a potential for diversified outdoor recreation, preferably to serve all seasons of the year. 14. Springvale Township . Local park and recreation areas may be developed near Epsilon for a good central location . A facility on Ellsworth Road or east Pickerel Lake Road would also be near populated areas. . Reserve some rolling topographic areas for local recreation sledding, skiing, etc. hiking, 15. WaWatam Township and Mackinaw Village . Local recreational facilities in Mackinaw Village may be increased if the rate of population growth increases. Community recreation areas should then be provided in accessible locations for homes. . Community recreation may also be developed on the State owned lands I I I and school forests. The Township owns 125 acres of land north of French Lake that has recreation use potential . -46- �l l 1 I 1 I J ''· MEDICAL FACILITIES Emmet County is well endowed with medical services and facilities . The most significant facilities include: General Facility Location Capacity Petoskey 177 beds Petoskey 70 beds Harbor Springs 80 beds Petoskey 80 beds Little T raverse Hospital and Associated Burns Ciinic Lockwood Gene ral Hospita l County Medical Care Unit Beverl y Manor (nursing home) 407 beds Total In addition to the foregoing, plans are being readied for the construction of an eighty bed convalescent home in Petoskey to care for ambulatory patients those not requiring acute care medical services A 1I of the maJor hospital service facilities are in the urbanizing areas of the County Families who live in the northern areas of Emmet County have a cho ice of coming into Petoskey for medical service or going to St . Ignace or Cheboygan The L itt le T•averse Hospital in combinat ion with the Burns C inic, establishes a focal point of medical services. This is the largest hospital 1n the County and draws patients from an area which extends from Bella ire to Newberry in the Upper Pen insula P1ans for expanding this hospital inc lude a proposed six -story w ing behind the existing structure Capacity wi ll increase from the present 177 beds to an estimated 325 beds in ten or fifteen years Services at the County hospital are influenced by two characteristics of the area Tourists have a significant impact as demonstrated by the high month usage in July and August Moreover, 600 to 700 persons are treated at L 1ttle T -averse for skiing injuries each year . The County also has a higher than average senior citizen population Th is 1s evidenced by existing and planned facilities classified as nursing homes or convalescent homes I! retirement village developments increase in Em met County, additional medical care type services will have to be provided The trend toward higher proportions of elderl y c1t1zens will likel y continue -51- I I I I I I I I �I 1.i \ l ~ I ROAD COMMISSION A critical service provided 1n every County is the planning, maintenance and construction of County roads primarily in township communities. In Emmet County, the road maintenance problem is multiplied during winter months. Annual snow fall levels, plus the influx of winter sports enthusiasts demand that I '"' traffic move over the County road system under al I weather conditions. Added to this is the continual expansion of the County road system for seasonal or vacati )n I·j :._J home developments. Permanent home owners in townships must also commute to Ii.J . work in nearby cities and villages . ' Emmet I, Administrative offices and the main vehicle service garages are located in the City County's Road Commission operates from two basic facilities. of Petoskey . Some garage and storage faci Iities are also located in Levering to provide ready access to the northern portions of the County . Emmet County is It Ii If J responsible for maintaining some northern portions of Interstate 75 in adjacent Cheboygan County . Because Petoskey is in the southern area of the County, the administrative offices I .; ·'! • and main vehicle garages are not centrally located . Hence, it would be desirable I and more efficient to operate one large County Road Commission service complex at a more central location According to the County Road Engineer, such a complex may require from forty to eighty acres of land sufficient to consolidate all major services. I I The Levering garage would probably be retained for at least winter months use in order to serve I-75 . 1·u1 A central location for County garages involves some balance between a geographic -- I .! I· ~ center, and the center of County road mileage. The approximate geographic center is one mile south of Robinson Road and one mile east of Pleasant View Road in Pleasantview Township . This exact location is inaccessible by road and is among swamp lands Also, this site may be too far north in view of the County Road mileage in the southern townships I ~ Ji I, . I. It becomes apparent that the most suitable location would be within an area defined as being · ' . ;_, .__, l-: ;__! East of Harbor Springs . At or south of the Pleasantview Township Hal l . -52- �.. , ·. -l -l West of the Fish Hatchery . North of Round Lake LIBRARIES In Emmet County, there are four (4) public libraries, not counting libraries or reading rooms in the local schools A lso, there is a small library in Mackinaw City (Cheboygan County) to serve northern County areas The four Emmet libraries are located as follows : 1. 2 City of Petoskey City of Harbor Springs 3. 4 Village of A lanson Village of Pellston These four libraries provide reasonably good geographic coverage in the County if their services are generally available to non-residents (either by fee or other agreements) . Rural and township library services may be provided by a "book mobile" system . Aiso, there have been some successful experirrents with mail order library services in other rural counties Small libraries and/or reading room facilities may be provided with township halls, community buildings, and in a local school The Pellston and A anson libraries are quite small compared with the larger services in Harbor Springs and Petoskey . An urban area standard used as a guide to library needs, states that one ( 1) li brary is needed for each 15,000 to 25,000 persons in the community This is for a full and complete library and suggests that no new libraries will be needed in Emmet County prior to 1990, if existing libraries serve rural areas . A County-wide library system can ensure the ava ilability of complete services to all County citizens, as well as coordinate the resources of existing libraries NORTH CENTRAL MICHIGAN COLLEGE North Central Michigan College is sited LlPOn 255 acres of land io the south-central section of the City of Petoskey The present enrollment is near 700 students and functions as a two-year community college -53- -I I .I -I I I -I I I II II II III ~ �. . . .... .. 1-: -i l '11 lljtJ l ;1 u 1{·1 u l -:1 . ' In recent years, the college has been drawing about fifty percent of its student body from Emmet County and another forty percent from surrounding counties. The remaining ten to twelve percent came from beyond this area of the State However, this out-area percentage has risen to about twenty percent in recent years. This increase is partly attributable to the provision of dormitory space The college projects its enrollment to approximately 1,000 or 1,200 students by 1980, with no need for additional land This projection has been based on the growth trends generally reflected in the area, since it is a community college service . In view of the planned population holding capacity of Petoskey and its surrounding neighborhoods, enrollment demands could lead to a sizeable increase in the enrollment of the college, possibly bringing about a change to a four-year institution. A four-year college would attract large numbers of non-local students. 1. .-j I The skiing, swimming, and outdoor resources of the County should prove highly attractive to prospective students. Given the curriculum, it is not unreasonable to think of a "University" with a strong resort atmosphere . It this evolved, the area could look to a college-university facility with land requirements of one square < .,/ - I mile or more and enrollments ranging from 5,000 to 10,000 An expanded site is mapped on the "Future Land Use Pian" AIRPORTS 1-. I ;-l.. I·~ ~ 1,-: ;__, Emmet County has three public airports· the County Airport at Pellston, the Harbor Springs Airport east of Harbor Springs, and the Mackinaw City Airport north of Carp Lake 1. Pellston The County Airport at Pellston is the only scheduled commercial air service ,-,: facility 1n the County, and it serves a five-county area Existing terminal . the larger fan jet aircraft and increasing numbers of people who use air travel : ..;_j facilities are inadequate to serve the increased passenger traffic generated by service . Runway extensions are underway to accommodate 100 passenger jets, and a new east-west runway may be necessary in the next twenty years. A conservative projection of traffic shows a 1,000 daily passenger load by 1973 Ii I This is a volume comparable -54- L.., to existing loads at the Bay �-I City-Midland-Saginaw Airport, _ some 160 miles to the south. A new terminal building is now under construction and will have a large lobby and lounge with seating for 140 persons Restaurant services and parking lot expansions are also planned . ·. The Pellston Airport will likely remain and expand as the area's major air traffic facility . IT Is important, therefore, that residential, industrial and recreation developments recognize the impact of jet aircraft and runway approach zones when locating in the area ) I I .. ' .· \ 2 Harbor Springs The role of charter type airports is rapidly expanding throughout the nation The Harbor Springs airport is conveniently located near Little Traverse Bay, major ski resorts, and concentrated areas of recreation homes This produces a year-around market for private air service between Emmet County and ·I major metropolitan centers . As private executive-recreation air traffic continues to expand at the Harbor Springs Airport, there may be increasing conflicts and hazards created with surrounding lands The combination of features that make the airport attractive to air traffic, also affects land development. Hence, industries, homes and seasonal-resort dwellings are attracted to the Bay area and are clustering within a short distance of the airport AdJacent lands in glide path areas should be kept free of development or developed with very low density uses 3 Mackinaw City The Village of Mackinaw City owns some 320 acres of land north of Paradise Lake (also Carp Lake) that has been used for private-recreation air traffic Having sod runways and no improvements, this landing field receives very minimum use . The future of the airfield 's development Is not optimistic and casual private use may be the extent of future demand WATER AND SEWER UTILITIES A complete review of water and sewer services in Emmet County is contained in a companion report, "Comprehensive Water and Sewer P,an", April, 1971, funded with a Farmers Home Administration planning grant 1 A "-Ummary of the plan's findings Is included herein 1Engineering aspects of the Comprehensive Water and Sewer Plan were provided by McNamee, Porter and Seeley, Consulting Engineers, Ann Arbor, Michigan -55- ·I I I I I �I 1 SANITARY SEWAGE A number of waste water treatment facilities are being planned in Emmet County . They include : -I- 1. The City of Petoskey recent awarded contracts for the construction of a new 2.5 million gallons per day waste water treat ment plant wh ich Is to be :.J located in Magnus Park In the City . The existing treatment plant wil l be abandoned and the waste water pumped to the new plant by means of a pumping station to be constructed near the ex ist ing site I \ :.: .j '- 2. Bear Creek Town sh 1p has obtained the serv ices of Wi 111ams and Works. Consulting Engineers, to study waste water co llection and treatment In the Township 3. The City of Harbor Springs and Little Traverse Township have joined together in the format ion of a waste water treatment author it y The authority has recentl y received bids on a new treatment facil 1ty T·eatment will be an aerated lagoon type followed by disinfection and spray irrigation The location of the 320 acre treatment site is shown on the "Future Land Use Plan" map . 1· I Idi 4. Harbor Point and Wequetons1ng have contracted with the City of Harbor Springs for waste water greatment 5. Waste water from the Conway area w•II be treated at the Harbor Springs Little Traverse Authority' s facil :ty 6. 1·. ; Because of problems around Crooked Lake and along the Crooked River, the Village of Alanson and Littlefield Townsh 1p have jointly obtained the services of Williams and Works tor the purpose of making a study for waste water collect ion and treatment Work on this stud y w as begun recent ly and no recommenda1Ions have been presented to date The feasibility of Aanson and Littlefield Township 10In,ng the Harbor Spr ings- Little T ··averse Authority is be ing evaluated. ,/ . ·, ILi 7. The firm of Johnson & Anderson , Consulting Engineers for Mackinaw Cit y, is preparing plans and spec :f1cat1ons for a new waste water treatment facility I-: Current plans are to abandon the existing treatment plant and pump th e waste water to a new t reatment facility to be located on a six ty -ac re si te southwest o f th e Cit y (re fer t o " Future Land Use P;an" map) -56 LJ �I' 8 Aithough the Village of Pellston is not planning sewer improvements at the present time, it is recommended that they be considered in the near future, should financial assistance be available. DOMESTIC WATER SUPPLIES I -1 Safe and abundant drinking water is a most fundamental requirement to our existence There are two sources available for obtaining this water. These are surface water sources such as lakes and rivers, and ground water sources such as artesian and drilled wells. 1. Petoskey 's water is supplied by an infiltration well, 17 feet deep, and a :I pumping station located on the shore of Little T·averse Bay within the City . The water 1s chlorinated and fluoridated prior to entering the distribution system I t is believed that the infiltration well is recharged from ground wate.- flowing from the south , rather than from Little T•averse Bay, as the normal water level 1s above that in the Bay The Petoskey water supply is of I a good quality and not so hard as to warrant a softening plant at the present time 2 I I The Harbor Springs water system Is supplied by four wells and one 335,000 gallon ground storage reservoir In a 1966 revision of the City's Master Pian by Williams and Works, it was recommended that three additional wells be installed 3 One e1ght-1nch well approximately 200 feet deep and one ten-inch well 296 feet deep supply water to the Mackinaw City system It is estimated by the City that these wells have over double the capacity of that being utilized at the present time Storage is provided by one 100,000 gallon elevated tank ·I ; 4. Boyne Highlands operates a private water system which is supplied by one six-inch well, one eight-inch well and one ten-inch well Storage is provided by a 2,000 gallon reservoir and the water is reported to be of a very good quality 5 There 1s an existing water system in Hidden Hamlet, a development of recreational homes located at the Nubs Nob ski area The system is privately owned and operated by the Hidden Hamlet property owners. The system is supplied by four 4-inch wells and one 6-inch well . There are no fire hydrants .57. I . �., . -- ....-· . . --· - I Ii~ 1 d 11 6. .1 Ii·--· 11 11 '--J ~ ~ 11 L'Arbre Croche on Little Traverse Bay between Petoskey and Harbor Springs is constructiong a private water system which is to be supplied by two 350 feet deep wells The new system will be hydro-pneumatic. 7. Although the Village of Pellston does not have a public water supply, the Village maintains three (3) wells for fire protection 8. Wequetonsing and Harbor Point have water systems supplied by the City of Harbor Springs Bay View also has a water system and 1s included in the Petoskey service area The remaining area of the County is served by private wells. It is recommended that the existing water distribution systems in Petoskey, Harbor Springs and Mackinaw City be extended as required in the future to serve 1·~1 the areas approximating those to be served by their waste water treatment facilities . Problems will be encountered in expanding the present systems because of the varying terrain of the County Booster pumping stations and reservoirs will 1·1 be required to maintain adequate pressures 1n the areas of higher elevation _:/ l·i/ Because of potential problems within the Village of Pellston, caused by the small lot sizes, it is recommended that thought be given to a pub I ic water supply for the __ .} I: I: iLd: I: _j I·: . '! ~ IlJ~, Vi I lage . Considering relative costs, it is recommended that a water system be given priority over waste water col lect1on and treatment P:·1vate developments sou th of Pellston may encourage some joint utility service connections with the Village A public water system should also be considered in A:anson However, a waste water collection system may be given priority at the present time It would be desirable to have all dwellings in the County provided with waste water collection and treatment and/or pub I ic water sui:;pl ies. However, this may not be economically feasible even with substantial outside financial aid I I is recommended that the non-urbanizing areas of the County continue with private septic tanks, drain fields and wells for the present As further development occurs or as potential problems arise, additional sewer and/or water systems should be studied . .. Some rural areas that may require new or expanded services because of increasing I~ Shores, Cross Village and the ski resort areas 1n Pleasantview Township Demands development include : Walloon Lake , Paradise Lake, La rks Lake, Mackinaw in the rural townships of West T : averse, Friendship, Readmond, c,oss V illage, i,. _. I·; ......., -i -58- �.. .:• -· ' B11ss, and WaWatam would probably arise in areas near the Lake Michigan shore. The other townships may remain more rural, and serivces may never be feasible except in a few instances where concentrated development occurs. Levering, Carp Lake, Brutus, and Van may be affected under these conditions Springvale Township could have some potential utility service area near Crooked Lake and Pickerel Lake ... ' ; In general, there 1s an abundance of potable ground water in Emmet County . LAND FILLS Land fil l sites are 1nd1cated on the "Community Facilities" map . When needed, additional land fill sites can nrobably be developed with ",elative" ease, because of the rural and undeveloped nature of the County However, it may prove effective to operate land fills in areas where land reclamation could prove beneficial to recreation developments or other extensive use adaptations. Notw1thstand 1ng these objectives, care should be exercised to ensure that land fill sites have m 1 n1mum nuisance affects to home areas, tourist facilities, and scenic resources . O her methods of solid waste disposal, such as incineration, probably would not 1 be considered unless serious pollution and nuisance hazards occur from existi ng methods, or unless technological aevelopments render other methods more feasible FIRE STATIONS In Emmet County, there are si x (6) tire stations located in Petoskey, Harbor Springs, Pellston, Mackinaw City, Resort Township and Carp Lake Township (refer to map, ··c ommunity Facilities") Forest fire equipment and surveillance is provided by the Michigan Department of Natural Resources (Pellston , Mackinaw .I I I I I I and Indian River ) hie community fire stations provide fire protection to some I 461 square miles of land and all are rrenned by volunteers. Ru ral fire protection systems rarely achieve favorable insurance ratings because of the wide geographic area to be serviced, lack of public water system, perhaps less sophisticated equipment, and lack of full-time personnel For example, a township can qualify for a special "r-,1 ne protected" c1assification, if it furnishes • fire apparatus and maintains at least twelve trained volunteer firemen under the superv 1s1on of a competent fire cr1 1ef However, only those areas within five (5) public road miles of the fire station will be classified as protected 1 1commun 1t y fire pr otection systems are rated on a scale from 1 to 10 A one rating is the r1 ghest poss ibl e rating , and a nine would be considered a minimum protected classtf ,cat ion 1 -59J �t :·:. . ~. :. . '- ·.- .,::- -- I I~ •I I II URBA N AREA FIRE PROTECTION ;) ~ The number of fire stations necessary to serve urban areas in southern Emmet County may be minimized through mutual site planning If fire stations are too I 11 .J stations may be req u ired to complete the coverage This could be costly to citizens who must then finance duplicate facil ities . -1 .:J 11 I - i, Ii I: close together, there will be excessive overlap to protected areas and additional TOWNSHIP FIRE PROTECTION In Emmet County, township development is sparse and generally scattered over a wide area. Growth projections indicate that 1t will be some years before significant new development occurs 1n rural areas, which are heavily influenced by recreation uses, farms, and forest land . Hence, a greater reliance on fire protection agreements with nearby urban communities . Existing township fire stations are located 1n Carp Lake and Resort Township . . ) Like the City-Village stations, these are manned by volunteers and have service I -' areas extending well in excess of the standards advocated by insurance underwriters However, rural fire stations are provided more for basic protection purposes than for lower insurance rates FOR EST FI RE PROTECT ION 1-, ,..z:/ l~j-1 i·, . ·1 Fo rest fire protection in Emmet County 1s primarily the responsibility of the Michigan Department of Natural Resources However, the nature of forest fire hazards requires extensive cooperation with private industry, local government and the cit izens in general . FIRE STAT ION PLAN ;,.,._,) I·: Considering the variables 1n rural fire protection systems, the following fire station plan may provide optimum protection: 11 1. The urban area fire protection system proposed 1n the Petoskey A :ea, appears to give adequate protection to the area expected to receive most of the County's new growth and development 2. It development continues at a strong pace in the area between Harbor Springs, the Ski Resorts, Oden, and the Petoskey State Park, a new station is '-1 •r ~ 'I J i-~ : i I likely to be needed somewhere north of the Harbor Springs Airport •_ ; ' c.. -60· �r,T 3. Continued growth and development in the Alanson Area will increase service demands on the existing fire station It the existing fire station is ever displaced, a new station can be located in almost any area of the Village. However, a better location might be on the west up-land areas. 4. The Pellston Fire S~ation affords excellent coverage to the County airport and the built-up portions of the Village . Rural area coverage encompasses ~l most of the immediate influence area of the Village and three-mile coverage includes those areas proposed for future residential development on the -I Residential Areas Pian 5 The Carp Lake Fire Station prov ides rural area coverage. There is excellent -1 rural protection overlap with the Pellston station and the two stations operate on a mutual agreement basis High value coverage reaches the shores of Parad ise Lake, and three mile protection is afforded to nearly all lakefront development 1n Carp Lake Township Fire service agreements extend westerly to serve C•oss Village J 6 Mackinaw City's new fire station will be adjacent to the old station in the extreme easterly area of the Vil Iage Despite this easterly orientation, there is very good rural area coverage to WJWatam Township . ;I 7. The northwest portions of Emmet County are without effective fire protection A stat ion in C·oss Village could fill some of this void. The prime function of a C· oss Village station would be to provide minimum rural area coverage, and this could extent five-mile protection into Readmond Township and portions of Center and B!iss Townships. 8. Springvale Township has a geographic service gap . Substantial new growth and development in the area of Pickerel Lake, East Pickerel Lake Road, and Epsilon could generate a need for a Springvale facility The need for fire stations in any area should ultimately be determined by the most effective respon se capability -61- f• ,':,.--: J I ,I I I I ' · ..,. ,l • •·'I I _j �.,.., . . . :~; ' - . ~ ~ - t ' ' I t _l Ii' '- 1 I.J Ij I J I COMMERCIAL Emmet County's major convenience trade area was determined to be coterminous with the political boundaries of Emmet County 1 Hovvever, the regional comparison trade area encompasses Emmet and Charlevoix Counties, most of Cheboygan County and the northern edge of Orsego County Within the County , however, there are three minor convenience trade areas based upon the drawing power of Petoskey, Harbor Springs, and Cheboygan-Mackinaw City . The three trade areas are superimposed on the map of "Existing Commercial : 4 Land Use" in this section of the plan I THREE COUNTY REGION 1-. Cheboygan Coun ty and Charlevoi x County are located adJacent to Emmet County in the northern tip of the Lower Peninsula These counties have similar ~A ·.·l development influences related to regional character, transportation, tourism, natural resources, agricultural, and industry This three county region housed some 43,900 persons In 1960 11 was estimated that the 1969 population of this region is about 50,000 persons, a figure verified by the 1970 US Census Since Emmet County's Prel im inary Commercia l Base Analysis was completed, the I I 1967 U.S. Censu s of Business was publ ished Without adjusting for inflation, the sales data compare as follows: Sales in $1,000 1958 1963 1967 Percent of Three County Sales in 1967 Emmet County Charlevoi x Cheboygan County $24,930 $13,165 $19,738 $29,977 $17,385 $22 ,374 $38,109 $19,390 $28,900 44 1% 22 4% 33 5% Total $57,833 $69,736 $86,399 100 0% A ll of the counties experienced sign1f1cant and consistent retail sales increases, with most of the sales volume accruing to Emm et County In 1958, Emmet ... L., 1Vilican -Leman & Associates, Inc, Central Bus iness Di strict Study, City of Petoskey, August. 1968, pages 3 and 3A \.......· I L -62 - �-· • _.._ ___ ~-•·--' - "I J ,· • ., ,.. accounted for 43.1% of the regional sales volume . This share increased another one percent by 1967 As indicated from the following data, the City of Petoskey has regained its dominant 1958 retai I position in 1967 by accounting for 79.9% of Emmet County's retail sales Census of Business Years 1958 1963 1967 County Sales as a Percent of three-county region 43.1% 43.0% 44.1% Petoskey Sales as a Percent of county sales 79 .0% 75.8% 79 .9% $5,229 $7,243 $7,654 Non-Petoskey Sales Volumes (in $1,000) Sales in areas of Emmet County that are not 1n Petoskey increased slightly between 1963 and 1967 After discounting for inflation, there may have been little or no increase in the more rural areas SEASONAL VARIATION IN SALES The exact impact of summer residents and tourists on local retail sales cannot be precisely ascertained . Ari estimate of seasonal variance does, however, portray a significant tourist contribution . The estimate depicted in TABLE 14 shows that in Emmet County and the five surrounding Counties' "comparison" retail sales run approximately 20% higher during the months of June, July, August and September than the Srate or Detroit Sr.andard Metropolitan Statistical Area . The percentages were derived from 1966 Michigan sales tax records . • •w I ·..!-.-_.•·• • .:: . JO... ' • ., I I I I I I I I I I I I I I I I i l -63- �'• I I~ .l Ij Ij I I~J I. ' I TABLE14 SEASONAL VARIATION OF COMPARISON RETAIL SALES ~ .,, .J I Five Surrounding Counties Emmet County January February March April May June July August September October November December Total State 5.3% 6.5% 4.9% 10.9% 4.9% 7.2% 59% 4.2% 7.1% 7 8% 89% 8 2% 13 4% 7.4% 48 1% 14.7% ·464% 8.0% 9.4% 8.4% 7.6% 8.3% 7 6% 9.0% 10.3% 14 1% 5.0% 4 .7% 5.1% 6 .0% 7.4% 9 .0% 13.4% 16.1% 9.6% 7.5% 7 3% 9 .0% 100 0% 100 .0% 32 .0% 100.0% SOURCE: Michigan Sales Tax records, Treasury Department. EXISTING RETAIL CENTERS Emmet County's retail uses are illustrated on the map, "Existing Commercial Land Use" . Uses in the Cities of Petoskey and Harbor Springs are not included on 1-, • i 11 11 I; ~j . ·, " ;,_" I~ u l -1,.. r , • II } the map because the bu si nesses are concentrated in too small an area to show on a County-wide map . Separate planning studies for these communities detail commercial uses. Commercial uses are reasonably concentrated in rural areas, where in some instances, the entire shopping function is represented by a single general store Some scattered and strip commercial is evident along US-31 between the Mackinaw Bridge and A lanson . Beginning near Oden, the incidence of development increases, becoming densely developed from Petoskey's CBD 10 the Harbor Springs Road . Similarly, commercial has developed along US- 131 south of Petoskey and on US-31 to the west. Major concentrations of commercial uses 1n Emmet County occur in the areas with the most year-around population Highways linking the urban centers and rural service communities support restaurants, motels, gasoline stations, and gift -64- . ' -' - - -- -- - - ~ - - - - - - -- ~ ~ - - -- - �I shops. The fact that the rural service centers are quite small is evidence that tourist sales alone are not sufficient to support a wider range of business service in outlying areas. The picture of commercial use suggests that the tourists gravitate toward the larger centers of Petoskey and Harbor Springs for all but minimum essential purchases . RETAIL CENTER PLANS Future retailing in Emmet County cannot be measured with the same accuracy as past and existing trends. However, all of the projection indices of metropolitan growth, local population increases, and tourist business projections establish a sound economic basis upon which to plan retail center improvements. The actual impact of future development within the major trade areas of the County will determine which centers can be improved or expanded to the greatest degree. ' ·I I I Retai ling in Emmet County has a bright future in terms of the following : The County is a geographic terminus for tourist travel in the northern Lower Peninsula. It is a major destination area . Interstate freeways link the region with growing metropolitan centers. There is good access from Detroit and Chicago and these routes are continually being improved . The County is centrall y located within a complex of major ski resorts and benefits from year-round tourist business on a high level. Local population growth is progressing at a reasonable rate, and gains have occurred in diversified rranufacturing . I I I I I Although the County has experienced growth, much of the development has concentrated in the Petoskey-Harbor Springs area . Several northern townships are expected to hold a stable permanent population, with some slight growth. If past trends continue, a few rural townships may lose population. Following is a summary of retail center plans for Emmet _County: 1. Petoskey CBD Plan The long-range development plan of Petoskey's Central Business District is described and illustrated in detail in the report a_nd , plan,~ of Pe.toskey's -65- I I I I I �ICentral Business District, a separate "701" 1unded report. The overall objective of Petoskey's CBD Pian is to create ·a central community area that is attractive and can function as the comparison shopping and governmental focal point of a wide regional area 2. Harbor Springs The City of Harbor Springs has a sound base upon which to plan future retail center improvements. These relate to the high value investments in seasonal homes in and adjacent to the City, large marine facilities and services, and the increasing popularity of winter sports act ivities in nearby areas. In the County Plan, Harbor Springs is classified as a major conven ience center and has a large convenience trade area . It is expected that th e Cit y will expand as a major retail center in the County and probab ly w ill progress to include more comparison shopping functions. Specific plans for Harbor Springs' retail center have not been prepared as a part of this report , since the Cit y is engaged in a separate comprehensive planning program . 3. 1--_. Although the central retail area of Mackinaw City is not in Emmet County , this community and the City of Cheboygan exert a strong trade influence in I- the northern townships of Emmet . For the purposes of County 's retail center plan, it is assumed that Mackinaw City will pursue programs to plan and improve retail areas . I;I l,.: .,. Being positioned out of the County , no specific retail center for Mackinaw City has been prepared . l ;:-1 ► Mackinaw City l 4. Minimum Convenience Centers 1 ---. ....... lr..1. 'L-:..t 1.~ In addition to the larger City retail trade centers, there are several villages and unincorporated places that provide minimum retail facilities . These centers provide services ranging from a general store to several shopping center uses, as in the Village of Alanson . In addition , the minimum convenience centers are supported by touri st lodging facilities and perhaps some general commercial activity as wel I L• I ' .. I:· . ' '_, [ I -66- �- -· I. . . . . . . . .__ Following is a description of six Minimum Convenience Centers in Emmet County. The basic design principles expressed in these plans relate to : ·I Consolidation of scattered retail uses into expanded retail shopping centers. Provision for off-street parking to increase retail sales capacity . -i The addition of landscaped areas and street trees to make the centers more attractive. a. Alanson Center The Village of Alanson is the third largest retail center in Emmet County . Alanson's retail activity should be concentrated on US-31 with parking behind the stores. If possible, a large community park should . J be developed along the Crooked River. This would attract tourists, boating enthusiasts, and fishermen who use the River. A large central parking lot would be able to serve the retail stores as well as the park . b. Carp Lake Center Retail services in Carp Lake are largely tourist oriented, and there are numerous tourist lodging facilities situated around Paradise Lake . Existing uses include: Gasoline stations, marina and boat livery, sporting goods and hardware store, a grocery store, and several motels and cabin courts. The existing pattern of development is crowded, with little room for expansion . Future expansion at the Carp Lake Center will be difficult and expensive to achieve because of existing development. However, if an expanded market is desired, two critical objectives must be reached. First, the retail area must be enlarged to provide room for building expansion and off-street parking . Second, some landscaped open space should provide open views of Paradise Lake. c. Cross Village Center I I I I I ·I The retail potential of Cross Village is strongly oriented to the summer tourist season . It is reas6nable to expect some lake lot subdivisions to result in year-around resort dwellings. Also, there are a number of farms located in the surrounding area to support basic services . -67- I I �.,. L____ r··.:... .• J •r· -- ,, - -i..·~--J ~ ..~..•:·-,.... ('.... ... ~ r·· r·. i.....__ .... _ - .. --- - - ~- -·- ·- . -· ·---~ .J--· ., ., . ··!,: .• t ·; ,J\ '·_ ·' . .. . -,-- ~ ·- --·:- ---')) _ __ ~ ~ ~ ---.. , , .. . ,. , ,.~~ ".. ~. !,... I" . I (J □ ,• •,. r _; i.·• ~ ~ .., ·, , t..::::'... !~~ , / 0 PROPOSED EXISTING - SHOPPING CENTER COMMERCIAL TOURIST LODGING ~ EATING II ~ GENERAL COMMERCIAL r;•·;r;-;--;i OFFICE PROFESSIONAL [ _v~ X * SHOPPING USE r--P-- "'I SHOPPING 8 ( □- CABINS I \. - - - - CENTER COMMERCIAL CENTER PARKING - ,I ~ ~ BEAUTIFICATION AREAS DRINKING ~ INDUSTRIAL 8 [2\ZJ !?1¥@1 I ~ ~•~ ~ LAND LAN D USE -,Ml ,u,A ■ AHOH 01 THIS G U ,t+1( WAS flNAMCIAUl AID(O Ht•OUG H A lfOlUI GU,H I fl ..>.. Tt+f OOUl~lN I 0 1 HOUSING AN O UOAH 0 f YHO,,o fl-l l . U"'OU H•l Ult IA H ,\AN N INO AS$1S1,.t,1C l r lOGI .,. .., 4 \!l"O IIU ') I Y UCHON 101 0 1 IH I HOUS•lolO ACIQl t•J • AS 1> ,,.tNrfr, AO"' IHl5U ll D n ' "' /IOCIIIOAN or, ... uMENI or C.O•O•t•Cf STORAGE RESIOENTIA L PUBLIC vAcANT 8 QUASI PUBL I C I t · CHURCHES I Bu1Lo1NGs 0 s· SHACKS HISTORI C AL S I TE • __ SOO---- -atOOO FT A PPAO ll lWAl( SC A LE ALANSON CENTERS ' MINIMUM CONVENIENCE EMMET COUNTY, MICHIGAN vilicon · lemon 8 assoc . inc. plannino consul tan ts �- -- I t ,. i, '· l· ' I . ◊ ~~1 1 / I' . 1/·/ /;· ◊L, I o l, ~. ,. / ., I .. ~ I (, Twp HALL . . . . STA 7 I I "'J / ~ / I ~ tei7 • J,; ol ••II E -; _f~-.. I( (.°o ,'. I ; / ' l?J• ' ·" . 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IDfD JHlOUOH A HDU#ll OtloNI i'tOM T+U Df,llt lMUH HOUSIMG ANO Utl,U• DIYIIOh•fNI \INOU IHI UI loll'<I t'lAHNtNG ASSIUANCI t'IO(;t.A/1\, AUINOl l lfO If SfCIION 101 Of THI HOU,1"1G A(1 o, lt'j~ A$ AHINOfO , AO,.tl'<li,1u10 If 1Hf flll(IOGAN o, ... .,,.(NI o, (0"11 .. 0ct - o, RESIDENTIAL 8 PUBLIC VACANT OUASI PUBLIC ( I · CHURCHES I BUILDINGS SHACKS HISTORICAL 0 SI TE s- CARP CONVENIENCE EMMET ... .. ... .) ~ -- - 500 ,,PROJtlMAl[ LAKE MINIMUM :.- USE SHOPPING ...... , - ,..____ CENTERS COUNTY , MICHIGAN I • IOOO Fl a SC ALE vilicon · lemon a assoc . Inc. plonnin9 con1uttont1 ..'..,!) _ . �C: -- r-·-··----r ~ L ~ - ~ r . ') - -~ . -; ,......· _..'..._.,. ·-· j: ,~.,.... ,.· -... ..... L:·- -, • · , _ , .. ;·-· -· ' ... ,_ ___ -~ '_;_ _. . ~ - L~ :..:__·- L ~ 1...:..:....·- - ) ,· ... I •. -~ r. ◊ ~ :v;~ ~ · ~ ~ ~ . .½ ◊ ,, , -;,,"' .,, ; ' '1. ~ .. 0- • ~ LAND r. USE LAND USE SH OPPING ~ ' , .,r . - ~ i' ' PROPOSED EXISTING ~S) / or-- 0 0 '- ' ~. _,.oo" '.... .,.•---- ◊ . " l - '. ... :,,,. ',0 "" .,, . ~~ L. ~~o ~ ~ ...,~~~ o _,~. ~ <_<i.\ ' . '\' C EN T ER COMMERC I AL r - - - - ..., I ~ TOUR I ST ~ EATING ' LODGING 6 f::0::::::3 PROFESSI O NAL 9 -- __ ., P I ~:Tu1@ DRIN K ING COMMERCIAL OFFI C E '-- ( □ - CABINS) ~ GENERAL SHOPP I NG SHOPPING CENTER COMMERCIAL CENTER BEAUTIFICATION PARKING AREAS 1 HI ,.,, ......,,10M 0, IHI$ c;u,rtuc w ... , IIH,.NCIAUY A. 1010 l>l•OUO H 4 HOUAl GU.I'll rtOM THI Ol'" UMf NI O f "4!)0 5 1HO AiND UII AM OI YU O•l'tlHI , UHOU UII UI , ~ I NDUSTRIAL 8 ST ORA GE U,M ,uNM INO .. u, u .-.wc f ., oc; ■.., .... 4 Uli• O• ;lt0 11 Of IU ♦ Ai•U•U•IOtO . AO/ltlNI SllUD IT IIU MtCHIO U• 0 "01Mf N I O f C0MMI I C L UCUO N 101 O f I H• HOllll>«J "' " !::::::::::::::<:::::::j ~ RES 10 EN T I AL PUBLIC co VACANT X S HAC K S * ll QUASI PUBLIC { t- CHURCHES) BUI L DINGS HISTORICAL o !IOO ,IPPfl0 • 1MAT £ SITE CROSS • 10 00 n S C.t.L [ VILLAGE MINIMUM CONVENIENCE CENTERSI EMMET COUNTY , MICHIGAN vilicon · lemon 8 assoc . Inc. plonn i nQ c on1ullonll 1' �I II ~• □ □ o,r: . 11111111 I ~ □ □ Ill ~~~~ LIBRARY E3 ; ti ., v□ I .. ill: r. El l 00[ •.r,r, .• Cl 1 p :' □□□ 'o CJ I I 0 G ID IC!I I XX X EXISTING - LAND X PROPOSED CENTER TO U RI ST LOO G I N G IO - CA 81 N S I ~ EATING II ~ GENERAL COMMERCIAL !:=:=:=:=:~ OFFICE PROFESSIONAL ~ c=J ffiW.~~ 8 LAND SHOPPING ,----, I P t "-----.1 ~ DRINKING INDUSTRIAL . . SHOPPING USE CENTER COMMERCIAL CENTER BEAUTIFICATION PARKING AREAS 1.: '"JHf ,u,AU,TIOH Of 1HIS GU,tlUC STORAGE WAS flNANCIAlLY AIOtO IHIOU GH A HDflA\ GU.NI H,JM !Hf o,, . . u1o1,1H Of HOU51H0 ANO UOAN O[Vfl0PM(Nf . UHOfl THf Ut- lAN P~ANHIHO ASSISU,NCI ,_OGIA"l AUJHO.lllO If SfCTIOH 70 1 Of THt H0U5 1N0AC10f 19'4,,U,U>fHOfO, RESIDENTIAL 8 PUBLIC D=:J VACANT X SHACKS * - COMMERCIAL !•:•:•:;:;:::~ 8 I. X USE SHOPPING I I O I AOMIHISIU[O l'l'THf MICHIG,.N 01'-l,UliHHT Of COMfOIUCL- QUASI PUBLIC (I - CHURCHES I BUILDINGS 0 HISTORICAL APPROXIMATE: PELLSTON ' CONVENIENCE MINIMUM '5 500 SITE •.• . l i-~ ~ i:.MM ET ~· ;'.1;!.-., _._I CENTERS COUNTY , MICHIGAN -· . . . '_j!: ___ • IO00 H . SCALE vilicon • lemon ll assoc. Inc. plonnino con su I ton ts ·_,--·,; . ? j ..... �.,~ ·. -. . --- ·:., '~ 1: . . ·~ .... ._,. "" -- .. I The plan for future development illustrates a gradual "filling in" of retail uses between existing uses. Off-street parking is located so as to serve the retail stores and act as scenic turnouts for views over Lake Michigan . Landscaped setbacks are suggested for State Road to evolve into a scenic route to the sand beaches and boat landing, which may be expanded into a larger marina or harbor. d. Levering Center Retail services within Levering are limted although several commercial services are located on US-31 . Levering's plan is based on the possible attraction force of a "Ghost Town" . The original retail shops are mostly vacant, as former retail enterprises have ceased or moved to US-31 . Another possibility is the development of a pre-1900 retail street Existing buildings could be restored to their original design . Main Street could be cobblestoned and made to function like a pedestrian mall . All parking would then be provided behind the stores. The restored buildings could be used for actual retail services. It the Old Town theme does not evolve, retail services will probably continue to develop on US-31 . e. Pellston Center Pellston is the largest village in the County and has the largest concentration of permanent homes outside of the Petoskey-Harbor Springs area. The future plan for retail development is uncomplicated emphasizing basic retail concepts. These relate to retail use concentrations, off-street parking, and a beautification plaza or mall to act as a focal point. Added to this would be architectural improvements and pleasing center appearance . :_j I 5. Other Minimum Shopping Facilities The previous paragraphs described various shopping areas in Emmet County. In ~ddition to these, there are other possible commercial locations which may include shopping center type uses -68- �--1 Based upon the distribution and composition of competing retail areas in the County, ten ( 10) other locations have been mapped to suggest possible long-term future retail center development. The location of the ten potential retail centers are illustrated on the map, "Existing Commercial Land Use." Roughly in the order of their development importance, these locations are listed below : 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Boyne Highlands - Nubs Nob Area Wlderness Park Larks Lake Bliss Center Resort Township (lntertown and Resort Roads) Good Hart West County Line on US-31 Brutus Epsilon Stutsmanville The actual priority and timing at which these centers may develop, will be dependent upon the rate of future County growth and the distribution of that growth among the sixteen townships .. ' -I I -I .. ...... :_ I I rt ~, -69- I I �I INDUSTRIAL Emmet County's industrial base is closely related to the industrial characteristics of the northern area of the Lower Peninsula. Although the limits of a region's economy do not necessarily limit economic development in a particular community, there is usually a close relationship between a region's indust rial character and the ability of local units of government to industrialize . By and large, the region influences the type and character of industry which is most likely to be successfu I. The intent of the Industrial Plan is to identify community areas which have physical and locational characteristics adaptable to industrial use. Parallel to this objective is the value of local industrial information to be used in programs of industrial promotion, including the development of planned industrial districts or parks. EMPLOYMENT In terms of employed labor force, TABLE 15 indicates the breakdown by occupation within the Coun ty . These figures are converted to percentages and compared with the State of Michigan . Those occupations contingent to farming 1 1 are somewhat higher than the state average. Craftsmen and operatives are lower than the State. This was also found to be true in the City of Petoskey . (See "Petoskey Industrial Study", March, 1969) Managers, Officials, and Service Workers have higher proportions than that of the State . This reflects in part on the motel and tourist trade in the region . The remaining categories are relatively similar to State averages. The categories most oriented to manufacturing industries (craftsmen, operatives, laborers), have a smaller percentage of the employed labor force than the State average This is partly attributed to the dominance of retail employment to serve recreation tourist services, as well as the general lack of industrial activity . :..... I I.' An overall analysis of regional industrial characteristics shows a relative industrial disadvantage for the northern counties of Michigan, since actual employment levels declined . Emmet County's 1950-1960 decrease was at a rate equal to the northwest region of the Lower Peninsula Petoskey 's loss was slightly greater than the Emmet County rate. Some re-evaluations o·n the basis of 1970 Census statistics should be completed . -70- �..: • . ..: - . -· i TABLE15 1960 OCCUPATIONAL CHARACTERISTICS Emmet County Michigan Number Percent Percent Major Occupational Groups Professional, Technical and Kindred Farms & Farm Managers Managers, Officials and Proprietors Clerical and Kindred Sales Workers Craftsmen, Foreman and Kindred Operatives and Kindred Private Household Workers Service Workers Farm Laborers and Foremen Laborers Not Reported Total Employed Relatic,n to State 550 228 10.6% 4.4% 11 .5% 2.2% Same Higher 632 581 411 12.2% 11 .2% 7.9% 7.3% 13.9% 7.4% Higher Lower Same 666 681 254 635 · 78 326 132 12.9% 13.2% 4.9% 12.3% 1.5% 6.3% 2 .6% 15.4% 22.2% 2.2% 8.7% 0.9% : 4.0% ' 4.3% Same Much Lower Higher Higher High~r Higher 5,174 100.0% .-.I J' 100.0% SOURCE: U.S. Census of Population, 1960. Of the eleven ( 11) cpunties in the Northwest Economic Development District, Emmet County has the fourth largest labor force ranking behind Grand Traverse, Manistee, and Wexford Counties. I Among these four largest labor force counties in the region, Emmet ranked : I First In : Private household workers Second In : Construction Other Personal Services Communications Food Eating & Drinking Hospitals Other Professional -71- �-· ...- .,··. -. ,·:...:..... I -; Third In: · Agriculture Other Transportation Wholesale Trade Other Retail Entertainment Welfare and Religious Industry Not Reported Fourth In: Forestry and Fishing Mining Manufacturing Railroads Trucking Utilities Bu siness Services Repair Services Education Public Administration Finance and Insurance INDUSTRIAL PLAN ELEMENTS Based on the existing employment characteristics of the County and general 1_j economic conditions related to manufacturing industry, it can be concluded that: The area's economy is premised on a retail-service trade with emphasis on tourist spending . The labor force of Emmet County is oriented to service-retail occupations and is lacking in the manufacturing skilled labor . The region is removed from the major metropolitan centers of the State and 11 '~' '1 ' I ~ I~ . thereby removed from large labor markets, major transport sy stems, and market areas. Labor diversity is a limiting factor in attracting industries that are able to function in this economic area of the State . Future industrial development may occur on isolated parcels until some basic changes in transportation sy stems of the area are completed . -72- i.....! �,· •,.:.·. _ --.!... .:~ •,. ·.: ..... .• ~..... _ .. 1••:··.:....!_.;_ -1 -1 Future population growth will be affected by future industrial development as well as increased tourist recreation services. It may be possible to see small scale machine shops, fabricating plants, electrical machinery and similar industries come to Emmet County at a gradual pace as in the past. The diversity and pace of future industrial development will be affected by the following : I I There may be a natural trend toward industrialization in the smaller urban areas as an answer to problems of overcrowding in major metropolitan areas. The future US-131 freeway will provide better access to the southern parts of the state and wi 11 enhance transportation efficiency . I Open lands suitable for industrial development near the Pellston Airport may spur substantial economic growth in this central region of the County . The provision of new community water-sewer systems as well as the expansion of existing systems . EXISTING INDUSTRY For the purposes of the County Comprehensive Plan, industrial uses include a variety of activities related to manufacturing, processing, storage and transportation . However, the key area of industrial promotion and industrial development involves manufacturing and fabrication processes . From industrial questionnaires, a fairly complete list of locally manufactured and processed material can be presented . The list below illustrates the diversity of the County's industry and it can serve as a guide to industrialists who may wish to supply materials or utilize local products. Welding Services Custom machine work Wire products (steel) Automotive wire assemblies Decorative hardware for automobiles Die casting and plating Electrical controls Sheet metal Foundry Products Molded Aluminum castings -73- Die and design of molds Building blocks and concrete products Laminated hardwood products Bakery products Threaded fasteners General manufacturing (custom jobber) Limestone for cement industry Cement Gravel extraction Components for Industrial conveyor systems I ""I I I I I I I ~, I I �.) • .~ ... - ·• . .J'I'"'.,. ·-- ~- ~~ -· I Ir"\ j II I I.. l TAB LE 16 summarizes the results of the industrial questionnaire conducted in late 1968 and early 1969. It is noted that only one industry began operating in the County since 1960 and two date back to 1900 and earlier. Th is suggests a high degree of permanence and stabi I ity among existing manufacturing plants. Also, the average employment is 84 per plant indicating the County's reliance on small industries. The Penn Dixie Cement Corporation is the _j largest industrial employer with some 230 employees . 'i INDUSTRIAL PLAN I I 1 A favorable trend for future industrial development in Emmet County is the recent view by government and industry, that pressures in metropolitan centers can be reduced by encouraging rural area development. It industry is encouraged northward, does Emmet County want it, and if so, where should 1t be located? The accompanying map illustrates potential industrial areas in Emmet County These lands are outlined for their general industrial site characteristics, and not immediate economic feasibility Criteria used to delineate potential sites include: Reasonably close access to region serving highways and airports; Proximity to railroad services as a factor to serve industry as well as compatible use relationships; Level to moderately rolling topography; _j I . ; l,..·_j Soils that are generally well drained and capable of withstanding structural loads; Existing industrial uses, or uses compatible with industrial activity . Lands that do not conflict with other planned uses and offer minimum conflicts with farming. I -74- I: I: • ! �TABLE16 COUNTY INDUSTRIAL CHARACTERISTICS EMMET COUNTY Plant 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Greenwell & Sons Curtis Wire Products Petoskey Manufacturing Control Engineering Perm Alum Northern Concrete Michigan Maple Block Michigan Bakeries McLaughlin Company Circuit Controls Div. Barnum Brothers Fibre Penn Dixie Cement Total Employment Transportation Need Year moved Rail Highway Air into County 3 60 60 125 54 8 avg. 5% 15% 60 27 5% 107 180 100 230 - - +90% +90% 900/4 10% +80% +20% 90% 100/4 5% 90% 5% 800/4 900/4 5% 95% 5% 100/4 900/4 +900/4 1946 1947 1946 1965 1952 1936 1881 1900 1958 1959 1946 Primary Market Area Michigan Michigan U.S.A. International U.S.A. N. Michigan U.S.A. Michigan Midwest Canada & U.S.A. Canada & U.S.A. .J 1,014 Total SOURCE : Vilican-Leman & Associates, Inc., County Industrial Questionnaire, 1969. The above criteria form the basis for selecting potential industrial areas. Within these, there are specific tracts or sites with varying qua I ities that wi II affect the type and character of industry to locate therein. These qualities can be considered competitive features for industrial uses, both within the County and the surrounding influence area. Site qualities that will affect industrial development include the following : Ownership characteristics (1.D.C. or individuals) Community water and sewage services Proximity to labor resources, housing areas and other community services Existing site improvements (grading, clearing, filling, etc.) I I Compatibility with surrounding uses and scenic recreational value Rail-highway and/or air access characteristics . The map, "Potential Industrial Sites", illustrates general areas wherein industrial uses may be accommodated. Some ..areas will rate higher in an industrial land market because of public water and sewage disposal services, fire protection and other municipal services . City and urban area industrial parks would rate higher than rural locations. -75- ' �The map also outlines broad community reference areas for orienting industrial developments. These are the areas of : Petoskey, Harbor Springs, Alanson, Pellston, and Mackinaw City. TAB LE 17 summarizes the gross industrial acreages associated with useable land areas within the broad potential industrial area boundaries (Refer to Pian Map) . If all of this land were developed with manufacturing industries, it would provide over 35,000 industrial jobs at the low density of ten workers per acre .1 To this would be added service industries and other uses to support such a vast industrial complex . If Emmet County actively pursues a program of industrial development, the following program should be considered: Encourage the formation of an active industrial development corporation . If organized at the County level, the group would have wide flexibility to sell the industrial potentials which best adapt to a given industrial operation . This could be done without regard for the normal limitations imposed by municipal boundaries. Some particular industrial desires may include: ' r .j on-rail or off-rail locations forest research environment agricultural environment r tourist-recreation access airport or landing fields From within the County select prime potential industrial sites, considering the following: - immediate short-range development - potential full services (water, sewer, rail, highway, air, etc .), if even at a reasonable future time - avoid outstanding scenic resources and productive farm land 1 For comparison, the City of Flint reported some 37,000 jobs in manufacturing enterprises in 1960. -76- - -- - -~ -- - --~ - - -- - - ----------- .=-- �TABLE17 POTENTIAL INDUSTRIAL LAND AREAS EMMET COUNTY Area of Community Orientation Gross On-Rail Acreage Gross Off-Rail Acreage Total Acreage Petoskey Harbor Springs Alanson Pellston Mackinaw City 230 None 250 600 420 480 1,000 None 660 230 710 1,000 250 1,260 650 Total 1,500 2,370 3,870 .I I I SOURCE: Industrial Plan Map NOTES: 1. Acreages are gross estimated useable areas and allowances must be made for scattered existing homes, industrial uses, and future internal streets and railroad spurs, if warranted. 2. The County industrial questionnaire reveals a comparatively low level of dependence on rail transportation among the sample industries. However, the railroad right-of-way can continue to be· regarded as a site location factor for planning purposes. Detail information relative to existing industrial potentials: buildings (size, facilities, services, etc.) favorable soi Is site size utilities and access I I I I Plan the details of an industrial park development. Such a plan would: - Illustrate existing parcels of industrial ownership and adjacent community areas which influence the industrial district. - Outline modules of land adaptable for industrial developmmt, assuming that the modules can be further subdivided if necessary . A single large operation may consume an entire module. -77- I �I _j ~ - Propose thorofares for the industrial district, giving due concern for the traffic impact in adjacent areas. The industrial and community traffic pattern must be linked, yet be functionally self contained . - Beautification treatment along boundary thorofares and in transition areas . - Provide for manufacturing and non-manufacturing, deed restrictions and zoning . - Acquire options, ownership or development rights to the key parcels, and implement a promotional program to attract development. The development corporation can be selective in locating manufacturing and non-manufacturing uses so that lands are utilized effectively and efficiently - Seek assistance from governmental agencies in funding programs to build industrial sites, and install vital utility services. The County Industrial Plan is intended to illustrate the overall industrial characteristics of the County . The specifics and f inal details relating to industrial development will rest with County-community groups interested in industrial promotion and economic development. ~-' ! I,.! ! .l ! : ijr"\ ~ < 'J J ,'' I -78- . 1 ~-~ - - -- - - --- . �,·. - , - -••.• ~, ~ ~ . I THOROFARES Thorofare planning recognizes that there are two principle types of traffic : local and through. Functionally different, these types of traffic should be physically separate, but designed into a unified overall traffic system . THOROFARESTANDARDS Future thorofare needs in the County will depend on the ultimate amount of future growth and development. Also, the intensit y of tourist traffic, both current and future, will influence requi rements Agencies responsible for street and highway construction vary in their recommendations relative to the dimensions that should characterize differing street types. TABLE 18 indicates the basic purposes and desirable features of the various thorofare types that were described previously . It is desirable to have center strips on all major thorofares to allow for left turns and to separate traffic for safety reasons. Collector streets should have an 86 foot right-of-way width . They could have more than the four lanes if less space were provided for sidewalks and planting in urban areas. However, it would be better to widen such a route to major thorofare standards if traffic demands warrant . REGIONAL ORIENTATION Emmet County serves regional traffic in primaril y a north-south capacity East-west traffic through the County is restricted to the west by Lake Michigan, and there are few major east-west traffic destination points. With the exception of Interstate 75 at Mackinaw City , there are no freeways located in Emmet County . However, 1-75 does parallel the County line some five _to six miles to the east through Cehboygan County . Even though Emmet County is not well served by 1-75, because of circuitous connecting roads, the facility is :. i rr\ (l irrportant in bringing tourists and others into the County's influence area . The regional highways which currentl y serve Emmet County are all two-lane trunklines, and there are no immed iate plans to construct freeway s. Long-range State Highway plans do show prelim inary concepts for ext end ing US-13 1 as a -79- �• i , . j J Freeway route northward into Emmet County. The final alignment and extent of this proposed Freeway have not been fully resolved as of this writing , and it will be a major County responsibility to work out detailed route location plans with the Department of State Highways. J l Some regional traffic flow conclusions follow : 1. Highway 1-7.5 from down state areas carries substantially higher average volumes than other highways which serve Emmet County . 2. US-131 carries slightly less volume than US-31 based on the annual counts. Their importance are nearly equal, excepting peak tourist season demands (winter skiing and summer). 3. , County access from 1-75 appears to be greatest via State Highways from the Gaylord interchange. Nearly all major community areas in Michigan are less than a five-hour drive from Petoskey. Within a forty-mile variance, Toledo, Chicago, and Ironwood are about equidistant from Petoskey . I I I ~. I I -80- I I I I ~I I I �I' I. TABLE 18 STREET CLASSIFICATIONS AND STANDARDS Analysis Elements Expressway or Freeway Arterial or Major Thorofare Collector or Secondary Thorofare Local or Minor Primary Primary (!=unctions 1 & 2 are eaual) Secondary None Secondary Long Distance Major Regional Land Uses None Long & Intermediate distances Major municipal & regional uses Limited Short in urban areas Municipal Uses Unlimited Individual Uses Unlrmrted 4 & Over 4-6 2-4 2 None 12 feet 4-25 feeta · 300-350 feet 0-2 11-12 feet 24-60 feetb 120-150 feet 2 10-12 feet 1. Function of Movement 2. Function of Access 3, Principal Trip Length 4. Land Uses Served 5. On-Street Parking 6, Number of I. M:,ving Lanes Primary Short 7. Number of Parking Lanes 8. Width of Lane 9. Median Width 10. Right-of-Wly Width 1.: I None 86 feet 1-2 9 feet None 60 feet : r-"'\ NOTES : a. Four feet is the minimum and should be used only with an unmountable curb and intervening barrier. Since turn i ng movements are not allowed, these medians may be narrower than on major thorofares. Twenty-five feet is considered desirable as it permits emergency pull-off on the meoian. b. Sixteen feet may be used in instances where turning movements are l•m•ted However, twenty-four feet is a minimum reservoir area for left turns. S•xty (60) feet allows for inside merges W!th opposing traff ic flow. Wnere flush or painted medians are used, this distance may be reduced to tne normal width of a moving lane ( 11 - 12 feet). I __ J' 1_ I~ 1 '· r~ -.,., THOROFAREDEMANDS :.-! . 1 1- Based on volume, traffic demands in Emmet County appear to be minimum, except for certain critical areas in the southerly urban portions. Moreover, there ' are several forces in the nature of modern traffic that suggest the need for higher capacity thorofares even if volumes do not give strong justification particularly true in respect to the following : 1. Increased number and use of private automobi les 2. Decline and ceasation of passenger railroad service . 3. Long hours and inconvenient schedules characteristic of commercial bus services -81- ~ This is ----=---~- �... ~ .. ... ·• •,. - . · .-~ -: ' .... .I :1l ·1 : 4. Trends toward a motoring vacation rather than spending longer periods of time at a single location . 5. I The heterogeneous mix of vehicles, their sizes, speeds and purpose . • ~ . 6. ! ' I Increased reliance on highway freight rather than rail transportation. I The above characteristics of modern traffic are for the most part applicable to many regions of the nation . However, the impact in Northern Michigan may be more severe in terms of seasonal fluctuation and declining bus-train services and the nearness of major metropolitan centers. Some basic traffic information is illustrated on the rrap, "Traffic Faci lities and Generators." I I '· I I THOROFAREPLAN ---:--:-:1 .. ' Emmet County is a comparatively small community of 18,331 persons, according to the 1970 Census of Population . Projections to 1990 suggest further increases at a moderate rate, to a population of 22,500 . Based on the foregoing, it can be stated that the County's future thorofare needs, I ~ ,:_i I including County Roads, will be to correct existing physical deficiencies, continue I roadway maintenance, and seek continuing improvements to the regional highway system. I I US-31 FREEWAY (Proposed) This is not an entirely firm project by the Michigan State Highway Department. There are tentative plans, but these are long range unless accelerated funding becomes a reality . Also, there is no decision as of this writing whether the ~ Freeway would traverse the entire length of Emmet County or even miss the County . A recent State map shows a Petoskey bypass to Alanson . There are three basic Freeway corridors that Emmet County can consider for future implementation . These are described below: Corridor A This corridor alignment bypasses the Petoskey Area to the east, extends northerly just west of Conway and then northeasterly to old US-31 bypassing Oden and Alanson (See "Future Land Use Plan" map) . -82- ~ �, . ·• I- I- I- - I- - - - - - I- - - - '~ ~ -· - ro: Uf\PER PENINSULA tl CANADA C £CI --{O ...~~ L 8 A Y 'tUN. STURGEON 8 A Y I ---------,I L~~--r-~------Th · ,,___JI s " t ..... l~ □ L ll . ~:-----L-d~~ 't (:, t r. ~ ~ · ~. . 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LITTLE II INDIAN RIVER 1 · 75 a, BURT LAKE I l r Tl/AVERSE 8 To : 1.40011 -',I ... -.J l . HN. T ,... A Y KT ·-lJ TO : CHARLEVOIX E A J R ··· · · ··· j···-· ···· ·1 G -· :~1 · r-· .1 V A L IE 1 L "Jw·,! "i:$CJ, , •• :/ffii?:D~ I )1 "-:-l•~" ~'Tft c-= ""-"".:---.... •••· / iW J,.-.. ' .. Jt• • •• 1 11 ~ 1 11;~ .;t:k~Rg,,TY 8,300 • 67,,. 1969 ADT VOLUME a z < eTO : gWOLVERtNE .. ... T. ~N. ~81·75 COUNTY rw 'I. INCREASE SINCE 19~9 PAVED ROADS 8 STREETS • EXISTING -not ,........no.. Of fM1$ G •A•MK w ..., ,it,041+(;1,t>IU AIOCO , ...OUG.. "flOUAl g.a,. .., rHt t>l,.Atl/11,lHT Of ~SUtG .\NO un.... OfVll~......1, UNIIII IHI l/41. UH 'IANNIMG A$$1$T41+Cl r•oG•A-.. AI.HftO .. uo U ,ao,,. UCHON 701 Of TIO ..OUIINC:H,Cf 0, I U.\. A$ "''°'"'OIO, ._""'HtHIO• IT Tltl MfC,110""' 0t,AUIIIIMJ 0, Co.Mftcl.• ..... yilicon • lemon a ouoc. inc. plonnin9 con aullonh ! €lJtg URBAN AREA TRAFFIC COMPLE~ POTENTIAL 0 SPECIFIC TRAFFIC GENERATORS : RETAIL CENTER 2 2 INDUSTRIAL 3 3 PARK 8/0R RECREA TION TRAFFIC FACILITIES 8 GENERATO·RS COUNTY EMMET I �£ C I C L II A y -en~~ UM, -••-••d T A ll AW A .•' -➔- - - ~ sruRGEON B u T +f~ ~ - ----•--f - A • .,,._,_.,_ l l : •- •-,;' . ~ ~ ~ ~ _ _ • • : •!.-- _lllJ 111: --------:+--~ .... : _....--,:--,t---- I : I 1 • I ----,--- . ~- ~-- . s ': s L....,.------- i l • ' \i ~ iI L 11 II - - .. 4 r= l II B t~...- #f{ ·,_J,-:, i, •a () ' - ~ + \: - , .. - ~+ r ' l - I n:; - I . . . -- I - -.;- : ' I : ' • ·- f . -+i ~ · - II - - - " ,, ___ _\,,,, ,_ •. 111.- - - - ·i , - 1 - - - - - _________J\_ \.~ . , ~---• ..,, -~ T·s..,_, I I • ""~ I r· 1, I I .._ __ _ T i --i------" : ••,._ r---:~ ~ ~ _Ij ___ I l} I J==-· al [ E .. ·-+1~r l\..__ 11 l . 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JI J - '\' S \\E •1; 11 :~--- :!I l!-~~-f;J ·----,----r: : i :: ~ 1---......-~- ... ~ : '~.:~---.;1 1 ----f----·. :~ 11 I • ::l . 1• ~-- \~- - tt \!) :ii~ ~;.---·- ---·l ~~ ..::.. - -;...._ __ ____ ---.---.---1·r--, 11 T. . r---: T >c ... .... Ll77L£ TRAVERSE tJ A T •1 . .,. . ·.,~J: • - -··- - -- - ':N C T I ~" lj I I . /___ ___ -tI _______ __ !_ ___ _: j, ___ L A ,t ~ • 'I · Ji: • I [ ..... - , I I :1 -... .... ...... .... STATE TRUNKLINE COUNTY HI GHWAYS MAJO,. THOROFAR(S a P'RIMARY COLLECTORS tH, TO IZ:0 'EET OP lltl.HT - OP•WAT) .,,,.. _...,.ltON 0, - ~ OTHER STREETS WU -..C•••.H _ _ .. ,........ 00.....i •-""'°'"'"·'N\'tt~Oft. - a ROADS (Al MAl",ED) ...,.'°°",,,,._..,......._....,. .,,,.-c1 ,-oo•- ,..,,- ,n• u oP ,._ . _ SUGGESTED ROUTE EXTENSIONS , CHANGES REALIGNMENTS MC1t00t , . , Of,. . "°"J»G ..CTDf 1,,.-. •lA•f•O. .. .._ •..._.,..,.,.-c_N+.,,_,o,, co---c:1.· a /OR ..... willco•. lelllCHI • OHOC. Ille. ploaal111 co•••llo11ts I THOROFARE EMMET COUNTY PLAN ~ .3 )! 0 �-I I I I I I Corridor B Corridor B suggests a limited route in Emmet County . The facility would approach Petoskey from the south, then swing easterly through Bear Creek and Springvale Townships to 1-75 in Cheboygan County. Corridor C A complete Freeway extending from the south County line to 1-75 in WaWatam Township . This route is longest, fully bypassing all populated areas, and is illustrated on the "Residential Areas Plan" map . From planning work completed to date, it appears that Freeway Corridor "A" would provide the optimum needed services to the County (State-Regional needs I congested old US-31 from Bay View to Alanson is bypassed . I, US-31, PETOSKEY TO ALANSON may vary) . This is true because Petoskey is effectively bypassed, and the highly Existing US-31 from Petoskey to Alanson is now the most inefficient link in the 11 County's traffic system . Traffic volume east of Bay View averaged 8,300 vehicles per day in 1969, and 8,700 at the City Limits of Petoskey . With the introduction of new land uses (Giantway, Wicks, etc), plus existing uses, the volume will easily reach 9,000 vehicles in 1971 Hence, there is an existing demand for a four-lane thorofare . Some planned solutions include: Widen the present route to four lanes, and/or implement some phases of the US-31 Freeway Corridor "A" . This could begin as a County Road or State trunkline (cost factors) The Hiawatha Trail south of Round Lake may be feasible to develop as a trunkline thorofare, as it is not developed with uses like the existing route . It may also serve as a one-way parallel with existing US-31 . l·i Local bypass corridors behind Bay View and the Country Club can reduce congestion in the most critical high volume traffic area . -83- �The implementation of an improved Petoskey to Alanson corridor will ultimately rest with State Highway Department funding and planning programs. However, statements on preferred routings by City, Township and County Officials will have a bearing on final route choices. US-31 BAY SHORE TO PETOSKEY The present route of US-31 from the West County Line to Petoskey is relatively efficient for the volume carried . The current A.D .T . volume of 4,100 at the City Limits is not expected to exceed 9,000 vehicles in the foreseeable future. The major congestion points are in the City Lirrits from the west line to Mitchell Street. Because east-west traffic flow must pass through developing Township areas and Petoskey, there is merit to considering a "functional" bypass route around Petoskey. This bypass may be established as follows : Link US-31 with lntertown Road via Lake Grove; add two (2) miles of new roadway to continue lntertown east to Valley Road; Valley Road carried northward to Atkins Road, where one mile of new road would link Boyle Road or Manvel Road with existing US-31. Four to five miles of new road would complete this Petoskey circumferential route . US-131, SOUTH COUNTY LINE TO US-31 IN PETOSKEY Traffic on this trunkline has increased 53% in the past ten years. When the new Holiday Inn is open , the volume can be expected to increase substantially from tourists, conventioneers and others. The present route of US-131 is being improved by tbe Department of State Highways. However, if a 131 Freeway is not in the foreseeable future, this road should be four lanes or improved with passing lanes on hill or curve areas . M-131, CHIMNEY CORNERS TO HARBOR SPRINGS This State Trunkline is generally adequate to handle the current volume of traffic (3,600 ADT) . However, volume increased by 75% from 1959 to 1969 and may continue as ski-resort operations expand and seasonal home developments continue . Land uses along the route are tending to mix . The only major route change on M-131 that may evolve Is in Harbor Springs where the City's Master Plan shows M-131 bypassing the City, interconnecting with Lake Street immediately east of the City Line. -84- -~ �--I I I I I: •. ! I The highway could be kept efficient by controlling access, providing parallel service roads, and establishing passing lanes in critical areas. M-131, HARBOR SPRINGS TO CROSS VILLAGE Although M-131 carries fewer than 700 (A.D .T .) vehicles, this portion of the route is an impressive scenic highway with panoramic views over Lake Michigan, a strong forest wilderness image, and a rolling landscape that changes continuously . Future plans for M-131 are mainly in the area of development policy , so that future land uses and zoning regu lations respect the scenic value of the roadside and adjacent natural resources . At the north end of M-131 (also Lake Shore Drive) in Bliss Township, the scen ic road function should continue easterly to connect with Pleasantview Road and US-31 at Carp Lake . US-31, ALANSON TO MACKINAW CITY The highway from Alanson to the Bridge has been characterized by a dec lining traffic volume, ranging from -7% at Alanson to -41% at Carp Lake . With declining volume trends and a 1969 A.D .T . volume of 3,100 in Alanson, major route developments are not likely to be necessary in the foreseeable future . However, if a US-131 Freeway terminates at US-31 (near Alanson), US-31 should be widened to four lanes. Limted access status might be considered for US-31 before all of the route is developed with scattered uses. PLEASANTVIEW ROAD 11 . I This road runs north-south through the center of Emmet County and is most important as a recreation service road for Boyne Highlands, Nubs Nob, and recreation home sites in the area . '-"-' -85- I �Functionally, Pleasantview _ Road should be a recreation route. It is scenic, and in addition to serving some important land uses, would be excellent for tourists who have traveled Lake Shore Drive or US-31, and wish to return by an alternate route (or vice versa). STATE ROAD, HARBOR SPRINGS TO CROSS VILLAGE State Road is a direct inland connector between Harbor Springs and Cross Village. No major design changes are foreseen, except to maintain safe traffic flow . Normal design activity would center on sight distances, curve radius and the like. OTHER ROUTE IMPROVEMENTS Other alignments and route changes that may be considered are illustrated for : Atkins Road extended into Petoskey Howard Road extended south from the North Central Michigan College area . Wilderness Park Drive at Mackinaw City . It may be desirable to develop a new park access road with stronger wilderness image qualities. New County roads will evolve with the design and development of residential subdivisions and industrial districts. The "Thorofare Plan" map illustrates a County-wide system of roads, streets, and State trunkline highways that comprise the key elements of an overall traffic system . Whether or not all of the planned routes should be major thorofares (minimum 120 feet of right-of-way) or Collector Street (minimum 86 feet of right-of-way) should be a matter for consideration and adoption in the years ahead . In general, it will be difficult to acquire rights-of-way beyond the existing 66 feet in most instances where the roadways are already developed with even a few scattered homes. Nevertheless, there are some priority routes and portions of routes that should be widened to assure future traffic capacity, efficiency and safety . The mapped portions of the following routes should be given priority designation for action to implement wider rights-of-way . -86- �Suggested Right-of-Way Width in Feet t t 120 120 120 120 86 86-120 86-120 86 120 86-120 120 120 120 120 120 Lake Grove McDougal I ntertown Manvel-Valley Alignment Howard Sheridan Atkins Division Mitchell Pickerel Lake West Conway La ke State Pleasantview Resort Pike . ' It is assumed that the State Trunklines will be 120 feet or over. Freeways would have some 300 feet of right-of-way . lj I:. ,,, 1:~ 'I.~;: ·- · I.....~ -' I I- -87- �_.. ri rr' _, FUTURE LAND USE PLAN 1-~ ~ ~ I Emmet County's Comprehensive Land Use accompanying · "Future Land Use Plan" ~ Plan is illustrated on map, which portrays the the recommendations, concepts and development goals presented in the preceeding ~ chapters of this publication . The Plan map also summarizes the findings of twelve lJ County development. (12) preliminary plan reports and a Comprehensive Sewer and Water plan. Also considered are the years of discussion at Planning Commission meetings and the concensus of thought developed from the analysis of specific problems affecting The completion of the Comprehensive Plan, however, is only the first step in the Enabling Statutes directive to "make a plan" for the future development of the -J County . Now the plan must be studied and evaluated for adoption . The County, through its Planning Commission, must embark on the continuing tasks of t I. ...:.; implementation, re-evaluation and perhaps amending basic plan contents from time to time. ....... 1-J Many aspects of a County Plan fall outside of the specific jurisdictional limits of the County . The City of Petoskey , the City of Harbor Springs, the Villages, each of the sixteen townships, the School Districts, various other governmental and private fl fr 11 1·i 1·l '--L ___ j f :J -i development interests, w ill r· in the long-term implementation process. However, the County should maintain a leadership role by encouraging sound development proposals, enlarging the spirit of inter-community cooperation, and participating in programs that need or would benefit from County involvement . Such developments as the County Zoning Commission, a proposed County Department of Public Works and/or County Housing Commission are examples of vehicles through which the County Plan can be implemented Emmet County was among several Northern Michigan Counties that increased in population between 1960 and 1970. This factor adds a measure of optimism to the planning process because it reflects the workings of positive economic forces . Moreover, the County is rich in natura l resources related to water, topography , and timber, and it will be a major challenge to guide future development along patterns that will protect a natural environment that is becoming more valuable each year. I ·Jr---, (: play a major role -88- �- - - - - •~~ MACKIN AW CIT ?-r.t·=---~.._. .. C E C I L ---~ ~ t>••· ·~OA'f\•",.; ~.;-=· c..-, .. /.L tit'.,.. STURGEON · o" 'it:~IL.rl l:l:~ ___., ~/ lf;,~t,;(:0 v -~d,'rl' •:9 B ,< y )((.> 0 ~.. ..' v ~ ~ I s lL--~ lr7LJ[ n -, .I~ ... I., II_ •B j L 1 ·-:-~cs - . ,r· •.,;;_. I ' ·== t ~ . ")l i,;; " ' 0, ~ ... . ~~ r; ~ H S.:::: I 1~:tl1_q~ ~ n .. r~l)e. ' i;.o,\ , 0+, . 71 c7 :· c.l • !le .:,·.,;, J - ~ - J •J~..,c. t&u '-"'•!:;·'. ..:,,, .;, ' , 6:"'Vu e .:> "-~ ·•_,~<>c."'1"1:; '~ :.,, ~ .{;; ~D_~ C. "'-• ~t.Y C ~ ~ - ·- I.),, T. 37N . 'r.' r.. {,t. "' ---'..a.-,.C..,c;, (. ;--.c- .., " ~ , ~ c. e ,.,"',,. t.. <? ,> ~ <. L- Ir--"'= : ·c.."c.~_t.;; (7, ~0...., (! IJl _.._.. '""' · - . , , ,..., E R ~-/'"I" ~".') (>,'=) c-;, <, '-' € • ,..,..,DI::" n N'~ ~~,, -•L' • . '-· l1 . ,,,, ""¥'···,; .. &-f;=-==:,;;:_, L -~· ,, ·s~~..:, _; = t~~ . C .€~;:- ---: :~=-=-~', ;,s=====,I l~--.:-= :, '" ,, II ,I ~ . Hr'r::'hl • (, - '- • - (;'.lj II C "' ' s r j !; ~ . : C (' . Ce,~\ , ____ _ j"_ _ _ ,ll .. II• '•sc=~:--=-=-.:)l__JU R I:: T E , lr' I T ... II :: 1, Ii 11 ll II i-::: i~~~ ~&.:~ -;·r~· , ►~ ··t.a."'wr .I," ~~ ~ f~i : I ~(;,~k~ . ','J A'.:l!"j L D T ... " LlrTLE r R A V E R SE B A Y TM• ( . ..... I t•:•··-=-~ ED '"TtOI - ···''°" Of -. c.-.. "'"4; W A S ~ P'U8LIC a lt[CJHATION OUAII • P'UeLIC ,-011111..l Cl,.TIU.lr. ltOAD CDIHttSSION a41u.ar. . . . ,-OTUnlAlr. Atltl"'OltT (ll,-ANIH>N Olt elr.101 PATN COJIITIIOL .-,u. AI ff . ... •AJtlttAI 01,..., _.., oP .... K • \.I • t IXIITlttl a Ea ,ulLIC SCHOOLS - COMWEltCIAL ~ TOUJttST S[ltYIC[S tl"'IIOl'OIIED l'ITOSltlEY A•ll• lLtMIJtT4•Y I C1400LI a ...... c .. . a ltlSOIIITI 1911 I FUTURE LAND USE PLAN EMMET COUNTY P'All'llt • ITATI ,oll'[ST Altf.AS , 01t[ST 8> l1t0,,-1Na 'IIT wiliCQII • 1•111011 a ouoc. i11c. plo1111l11g • co1111tllo11t1 ~ ~ OTN[ft OP'f.11 SP'AC( lt(SOU,.C[I. SC [NIC lttYUt · LAil( COJUIDO,.S,au,,t,u . AND COMMUNITY lt[Clt[ATION ~TINTIAL P'ltOPOltO) ~ INDUIT-IAL •• HOP'OltD IHJOft TMOttOP.,t(I a COLL[CTOltl ~ lt[IIDENTIAL P'UILIC P'AltKS • o ,,u , ,_,,.,.. - '"~ .. "°'·""'ef"*'~••""'· °"'""" ,-o- ''"- C>f,,...,...,~ _ ,,..to..,,... - c C:o-.cKt.· IXIITINe 11.IJOlt TMOttO,.Alt[I • COLL[CTOltS LOW TO M[DIUM OlNIITT •ISIO[NTIAL lt[Clt[.ITfON Of MOV~ . _ 1,1. . . . ,. ~ MN ..,_..,...., _ ••t•SI •...C l P-001'4' AWTl+C»IUD U U CJ IOl,l 1 .1 Of fNI '"04./ IIIOG AC fOf lH,, Al••l - ..... MEDIUM TO Mf8M DDtStT, •rstDIN'flAL ~ lm!1m ~ TNIS "'-.AN IS IJt T lt:titOID TO SMOW &INIIULIZID L41t0 MSI 4NC> .. JIIOT IIIITUtOID TD IIIIDIC4Tt ,..tClll l lZl, . ... ,.., N DflillltSIOfil. T N[H P•OPOl•L S •tP''-lC:T fJVTllltl LA•UH,131 lt[C-O••U•D•TIC>kS •NO DO ttOT 1111c11•••1LY 1......T SWC>ltT " • - c •1zo••·· PltOPC,S.ALI. ~ � 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 Emmet-County_Master-Plan_1971 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1971-04 Title A name given to the resource Future Land Use Plan Description An account of the resource The Future Land Use Plan for Emmet County was prepared by Vilican-Leman & Associates, Inc. in April 1971. Contributor An entity responsible for making contributions to the resource Emmet County Planning Commission (consultant) Subject The topic of the resource Master plan reports Land Use--Planning Emmet 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/6866c4102ef27cd587d98ddabcb889bf.pdf 287ce2aa2c2907172b924a09a9c85d31 PDF Text Text COMPREHENSIVE RECREATION PLAN �"· FROM THE LIBRARY OF 'Planning & Zoning Center, Inc. I I I I I I I I I I I I I I I COMPREHENSIVE RECREATION PLAN Emmet County PREPARED FOR: EMMET COUNTY PLANNING COMMISSION MARCH, 1970 PREPARED BY: VILICAN-LEMAN & ASSOCIATES, INC. COMMUNITY PLANNING CONSULTANTS 29621 NORTHWESTERN HIGHWAY SOUTHFIELD, MICHIGAN 48075 CONTRACT ITEMS: B-1, Part, B-4 and B-5 �CONTENTS I -F OREWORD I INTRODUCTION AND SUMMARY INFORMATION I I I I I I I I I I I I I I I INTRODUCTION 1 STATEMENT OF COUNTY RECREATION GOALS 2 COUNTY RECREATION ANALYSIS 5 DEVELOPMENT OF RECREATIONAL OPPORTUNITIES 6 THE NEED FOR PLANNING STANDARDS 8 SUMMARY OF RECREATION CONCEPTS 9 COUNTY RECREATION ANALYSIS - REGIONAL DIMENSION RECREATION TYPES 12 PRIVATE AND SEMI - PRIVATE RECREATION 14 BROAD SCALE RESOURCE INTERPRETATIONS 18 BROAD SCALE RESOURCES OF EMMET COUNTY 21 COUNTY RECREATION ANALYSIS - LOCAL DIMENSION LOCAL RECREATION DIMENSION 25 CONCEPTS AND STANDARDS 25 POPULATION CHARACTERISTICS 27 INVENTORY AND DEMAND 28 LOCAL RECREATION PLAN 32 COUNTY - WIDE RECREATION PLAN RECOMMENDATIONS 48 �I I I I I I I I I I I I I I I I I - ILLUSTRATIONS SELECTED RESOURCE INVENTORY 19A CONCEPT SKETCHES : MICRO CLIMATES 21A SOIL SURVEY 22A SCENIC AND RECREATION RESOURCES 23A NEIGHBORHOOD SCHOOL-PARK CONCEPT 26A RECREATION PLAN 47A T 'A B LES SELECTED PRIVATE AND SEMI-PRIVATE RECREATIONAL FACILITIES 15 2. PUBLIC RECREATION LAND INVENTORY 29 3: LOCAL RECREATION NEEDS 33 1. �I I I I I I I I I I I I I I I I I I I FOREWORD This is the fourth (4th) in a series of Preliminary Plan reports for Emmet County, Michigan, and contains the analysis of recreation at both the regional and local leveL Preliminary Comprehensive Plan reports are published to enable ci t izens, organi zations, and others interested in the future of the County, to review initial find ings before a final plan is adopted. Any comments or suggestions on this material w ill be welcome subjects for discussion and consideration by the Emmet County Planning Commission . The preparation of this report required the cooperation of numerous officials and agencies concerned with resources and recreation in Emmet County. Hence, credit for much of the resource data contained in this report and related County planni'ng· reports must be accorded to the following : Mr . William Grimm, District Conservationist, U.S. Soil Conservati on Service, Boyne City Mr . Robert 0. Dodge and Mr . Lawrence Miller, Parks Di.vision, Michigan Department of Natural Resources, Lansing. Mr . Edmund J . Ecker, Area Forester, Michigan Department of Natural Resources, Indian River. Mr . Stephen Swan, District Fisheries Biologist, Michigan Department of Natural Resources, Gaylord. ' ' The preparation of this report was financially aided through a Federal Grant from the Department of Housing and Urban Development, under the Urban Planning Assistanc,e Pr·ogr·am, a _u thori'zed by Section· 701 ·o( the Housing ,Act of 1954, ?-S amended, admi:nistered by ,the Michigan Dep'.a rtment .of Commerce. 11 �INTRODUCTION & SUMMARY INFORMATION �I I I I I I I I I I I I I I I I I I INTRODUCTION In man's attempt to flee the high density urban environment he has created, he rushes on weekends and vacations to the countryside. "Man depends on nature, and since he cannot live without the natural environment or iri an environment modified beyond certain limits, the preservation of nature and its resources 1 becomes the first and basic goal. 11 Past and current trends with regard to recreation indicate a mounting impact upon those areas endowed with scenic natural resources. Increases in metro- politan population, coupled with more buying power and greater mobility, will place new demands upon recreation facilities available to the public,. The north- ern region of Michigan's Lower Peninsula offers vast recreation potentials for the future leisure-oriented public, and as highway and air traffic facilities continue to improve, tourist visitation will become larger and more frequent. In addition to tourists, the State's northern resources offer an outstanding outdoor environment to its residents, who should assume the responsibility for retaining the quality of the environment. Outside pressures will be exerted in increasing quantities throughout the region, and on;y through advance planning and concerted action can the area avoid the depletion of environmental resources experienced in and around metropolitan areas. This is an exacting process that will demand innovative approaches to recreation home subdividing, road building, community development, and wilderness sanctuaries. The region must be satis- fied with being a mere reflection of development techniques used elsewhere, but must imaginatively combine the vast recreation re<Sources found among public and private lands with the most up-to-date development concepts. Doxiadis, Costantinos A. Emergence and Growth of an Urban Region - the Developing Urban Detroit Area Volume 2, Detroit Edison Company, 1967, Page 29. -1- �I I I I I I STATEMENT OF COUNTY RECREATION GOALS The goals and objectives of the Recreation Plan for Emmet County are presented at two levels : short-range and long-range. While these goals are presented separately, they are closely inter-related and depending upon circumstances at the moment, a long-range goal may be implemented before a short-range goal. SHORT - RANGE RECREATION GOALS Improve facilities at existing community parks and expand parks to serve citizens in the County. I Existing public lands owned by 'townships_,, villages I I I I I I I I I I i the County and school districts should be given priority consideration for recreation-community facility development. If applicable, design local parks to serve visitors and tourists as well as community residents. the multiple function While local recreation demands should have priority, concept is an important consideration. Provide specific recreational facilities and parks to serve the needs of children, youth, young families, adults, and retirement age citizens, as demand indicates. Develop necessary administrative procedures, citizen committees and/ or official park commissions to oversee the evolvement of a complete parkrecreation system. Desirably, a recreation system should include County parks or coordinated local recreation systems at the County level. Utilize available funding programs from state and federal agencies to implement recreation plans in the County and municipalities within the County . I -2- �I I I I I I I I I I I I I I I I I ' Encourage the preparation of detailed site plans and working drawings to guide actual improvements to recreation areas. Promote park usage with adequate signs or other measures to identify available facilities, especially when tourist interest is a factor. LONG-RANGE AND CONTINUING RECREATION GOALS Ad.opt zoning ordinances, subdivision regulations and other development controls which recognize recreation and natural resources as a vital element of community responsibility. Promote an equitable distribution of parks, recreation areas and facilities in the County. Inform private recreation investors of County resources £or outdoor recreation and of proper development standards to meet present day requirements. Guide community improvements so that gradual progress 1s made to enhance the potential for development of private outdoor recreational facilities. Basic improvements include : electric power, natural gas, road improve- ments, airports, and related . Preserve historic areas for their cultural value in the County as well as for their tourist appeal. Protect wildlife habitat areas from pollution, drainage, and other depletion acts which may alter the ecological balance between wildlife, resources and man. -3- �I I I I I I I I I I I I I I I I Acquire or otherwise insure the preservation of outstanding natural features which may or may not have been inventoried in this Plan, but which fall with;,. _ in the principles of sound recreation planning for Emmet County and the communities therein. Coordinate over-all recreation planning and development with individual communities, state and federal agencies, sportsmen clubs or associations, private recreation entrepreneurs, and others, with County and regional recreation objectives. This suggests that each development be viewed as part of a larger, more complete, and convenient recreation system. Evolve a comprehensive system of park-recreational facilities in the County and communities of the County. be limited to; community parks, neighborhood parks, recreation buildings, recreation structures, swimming beaches and other specific facilities necessary to support active or passive recreational pursuits. I I I Facilities include, but would not -4- �&£ I I I I I I I I I I I I I I I COUNTY RECREATION ANALYSIS The purpose of the County Recreation Plan is to serve as a guide in the maintenance, creation and perpetuation of resources, both natural and man-made, as they relate to the recreation environment. Emphasis is placed not only upon resident use and enjoyment, but on the attraction potential for tourists as well. The County Recreation Plan is a flexible guide, from which orderly growth and dev elopment may ensue. It is not meant to be a rigid plan of action that can be outdated by short-range cycles in recreation desires or changing population characteristics . Hence, the implementation of the concepts in this study hinge upon broad endorsement by County residents who must participate on decisions to pre-serve the County's outstanding natural environment. Each recreation project involves considerable detailed planning for site characteristics, use demand, cost benefit analysis and methods for financing. A single County Comprehensive Plan cannot and should not answer these details for each recreational area or potential. OBJECTIVES The future of Emmet County as a regional focal point in the area of outdoor recreation will depend on successes in achieving the following goals: To illustrate where recreational facilities exist. To familiarize County residents and potential developers with existing resources and environmental advantages. To guide in the identification and reservation of desirable and needed recre ation sites, recognizing that many unique areas can be diverted to other uses. I - 5- �I I I I I I I I I I I I I I I I I I I To propose design standards for preserving and developing the County's natural resources. To guide future development based upon a projected design concept aimed at unifying the recreational elements of the County. To insure an equitable distribution of parks, recreation areas and facilities. To encourage comprehensive outdoor recreation planning at private, commercial and public levels with regard to site development and its compatibility to the County as a whole. To point up the need for various means of control in natural resource development. This analysis of Emmet County's Recreation Plan begins with an inventory of all major recreational features in the County including soils, topography, scenic areas and man-made facilities. These are viewed in terms of the County's region- al setting and the various types of recreational activity that is in demand. The proposed plan is a synthesis of the inventory, adaptable recreation features, and the overall concept of recreation applicable to the County. DEVELOPMENT OF RECREATIONAL OPPORTUNITIES The provision of all recreational facilities discussed in this report lie beyond the County's present and foreseeable financial capabilities. However, the County, as a unit of government, should not be singularly responsible for providing all such facilities . It is nontheless recognized that recreational resource potentials must be preserved until adequate parks, trails, beaches, and water bodies are needed and developed . The realistic achievement of this goal will necessitate cooperative action between various groups - only one of which will be the County. - 6- �I I I I I I I I I I I I I I I I I I I ,., To implement the County Recreation Plan, some new measures will probably be required to enable or promote cooperative development programs among governmental agencies, quasi-public bodies and private groups. It is intended that pri- vate enterprise, in the form of commercial or tourism recreation, be an active element in the realization of this plan. To be economically feasible for development, a private resort or recreation area must have: The potential to serve a desired use; A market, or demand; Design production (number of lots, houses, rooms, facilities, etc.) to meet a need or deficiency and to pay for the cost of development and provide a profit to developers. To be aesthetically successful, the resort or recreation facility must; Retain the original characteristics of the natural environment that makes the area desirable; Be of a quality that co _m plements the natural environment; hence, careful attention to architectural design, choice of materials, and methods of construction; Be an activity which complements or adapts to the natural environment and adjacent uses. -7- �I I I I I I I I I I I I I I I I I I I To be successful in a planning sense, the resort or recreation facili t y must: Be viewed in its total context with the County, northern Michigan and M 'i dwest region. Have the various physical elements designed in a coordinated and efficient manner so as to give diversity and complementary economic support. See these elements 1n relation to the over-all benefit of the area and the total environment. To attain "successful developments 11 in this sense means that we: Do not overdevelop to the extent that the carrying capacity of the land is exceeded; Do not break down the existing systems of plant and animal ecology; Must develop and meet environmental standards of design and implementation ; Must avoid those developments that, over a period of years, downgrade adjacent or potential uses. THE NEED FOR PLANNING STANDARDS To encourage sound recreation developments, the County must establish minimum design criteria and minimum development controls . This is more critical than prescribing minimum park acreages per 1, 000 population and will be essential to protect those natural amenities originally making the County desirable. Fail - ure to do this will result in less quality and less ability to maintain a quality environment for future generations. -8- �I I I I The last twenty years have witnessed vast changes in leisure oriented activities. There is a definite distinction between resort life in the 1950 1 s and resort life in 1970. The camping boom is still on the increase as are first class motor inn complexes. Tourist accommodations which supply quality services and quality environment manage a successful livelihood. I I I I I I I I I I I I I Resort areas of the nation are experiencing a housing boom with regard to seasonal or vacation homes. Too many of these developments are carried through w it hout planning and lack proper concepts for future development. As a result, we see our scarce water frontages subdivided into small lots which when built up lose the natural character and the amenities that originally made the area saleable. Over-crowding, pollution, poor architecture, poor site planning, inadequate roads, extinction of the native vegetation - these are some of the factors contributing to the depletion of what was once thought as a natural resource. It has happened in metropolitan areas and it will happen in Emmet County, until development embodies standards which spell the difference between quality and building. 11 11 just another Too often, planning regulations are forgotten at city or village limits ; too often, people living within scenic rural areas are oblivious to what makes the area enjoyable until these factors are altered or disappear. SUMMARY OF RECOMMENDATIONS IN OVERALL CONCEPTS 1. Missionaries - Promote the historically important role of the missionar y in Emmet County. Acquire historic sites, build replicas of former missions, churches, shrines, trading posts, Indian cultural centers, and related points of interest. This historical theme is an important c u ltural heritage which though not unique to the County, is suited to the attractions of recreation. I -9 - �I I I I I I I I I I 2. interesting facets of any areas history, including Emmet County. I I I The shores of Lake Michigan and communities of Petoskey, Harbor Springs, Middle Village, Cross Village and Mackinaw City all have a strong history in Indian culture. Historical markers, reconstructed Indian v illages, museums, and related means can be used to express Indian history to the educational- cultural advancement of tourists and citizens. 3. Agriculture - Since the County has some excellent agricultural lands, work toward the continuance of farming enterprises. Marginal farms may beco·m e economically sound by adding supplemental activities, such as camping, hunting, fishing and vacation farm activity. Farms are necessary for bas i c food production, they are important economic forces, they support a higher level of wildlife for sportsmen, and are important in maintaining open space. 4. Scenic Easement - Scenic easements are means of preserving scenic areas without taking title in fee. I I I I I I Indian Culture - The life, habits and history of the Indian people are highl y Easements would be most logical along rivers where natural image is important to canoeists and/or fishermen. Also, along some roadways where panoramic views may become obscurred by development. 5. Scenic Drives - Establish a system of scenic drives to link spe cific recre ation activities and sites with one another . The concept of outdoor recre - ation necessarily involves the scenic quality of access routes. Since Emmet County benefits from the fall color season, the scenic routes may be multi functional. At the present time, the main access to the Wilderness Stat e Park does not present the image of a wilderness recreation area . -10 - �I I I I I I 6. establishment of one or more County parks. I I I I I I I I I I I If so, these should be coordin - ated into the recreation system so as to supplement and operate in harmony with community parks and state parks. Some recreational opportunities may only be established through County level action. 7. Local Parks - Recreation for County residents will evolve from County features and tourist facilities. However, each community within the County will have specific local recreational demands to fulfill. I I County Parks - A Gounty level interest in recreation may well lead to the County, school district, township and village lands should be given priority consideration as resources for local recreational facilities. 8. Important to the Recreation Plan is the resource inventory. A more de - tailed inventory of soils, plant and animal ecology, and active recreation sites would strengthen the basis for detailed planning in the years ahead, and this should be pursued. 9. Because of the limited funds available for recreational facilities, the County should encourage the development of recreational facilities through private enterprise and other public agencies. (Bureau of Outdoor Recreation, Michigan State Department of Natural Resources, U.S. Forest Service, et c .) 10. Standards of design should be developed and incorporated into local de v elop ment controls (zoning, easements, sul:3division regulations, as well as boards of review) and where possible, applied on a County-wide basis. -11- �I COUNTY RECREATION ANALYSIS Regional Dimension �I I I I I I I I I I I I I I I I I I I RECREATION TYPES Recreation is recognized as the humi3,n necessity to pursue those activities that refresh the mind and body, be they achieved through contemplation of scenery, v isitation of historical sites , close association with geological and biological forces of nature, or through such activities as boating, skiing, campi.ng, hunting and other outdoor sports or community activities. For the purpose of this report, recreation will be considered in terms of outdoor activities, active or passive, which are influenced by the landscape environment of which they are a part. Man utilizes the landscape to test his senses and he seeks those landscapes which will provide him with a variety of experiences. Federal and state involvement in _ recreation is highly interdisciplinary . . It aims toward the principle of multiple use of natural and man-made resources. Therefore, state and federal lands, forests, and waters may be utilized for their potential as spots of scenic beauty, wildlife refuge, or source of commercial timber. F£deral and state programs are aimed at satisfying regional and continental demands and usually involve recreation experiences related to conservation areas, historical sites , natural preserves and wilderness regions. County and local governmental bodies are, engaged in similar recreation types, but usually on a smaller scale , Moreover, usage is aimed largely at area resi- dents, except in tourist economy areas, such as Emmet County. The objective to satisfy tourist demands may well dominate local recreation planning and development because local needs can be satisfied in part with tourist attractions. The private sector of outdoor recreation is highly diverse, but may be broken down 1 into the following major components : 1 Thompson , John R . , Parks and Recreation, ''The Giant Nobody Knows", March, 1968. -12- �Profit seeking outdoor recreation enterprises: Ski resorts Golf courses Campgrounds I Fish and hunt camps I I I I I I I I I I I Vacation farms, resorts and lodges I I I Riding stables Swimming pools Canoe liveries Non-profit outdoor recreation enterprises: Voluntary Associations - church groups, YMCA, YWCA, boy scouts, girl scouts , boys clubs, 4-H clubs Employee membership only Impoundments licensed by Federal Power Commission Private forest lands Participant - financed outdoor recreation enterprises: Golf and country clubs Hunting preserves Boat clubs Riding clubs Swimming and diving clubs Athletic clubs Snowmobiling clubs -13- �Some of the more interesting dominant characteristics of the private recreation- r I I I I I I I I I I I I I I I I al enterprise on a national scale are : Average development is small - about 52 acres. Most endeavors have a low capital investment. Income is usually supplementary to a regular income . The majority have no paid employees. Very little promotion is done . Many of these characteristics are applicable to Emmet County, and are already developed to a high degree. For example, the ski resorts of Boyne Highlands and Nubs Nob rank among the finest facilities in the Midwest. PRIVATE AND SEMI-PRIVATE RECREATION RESOURCES TABLE 1 lists the private and semi - private recreational facilities available in Emmet County. Also given on the table are reference locations and approximate acreages of each facility . For the most part, the list inventories non-public recreation resources, and although it may not be a 100% accurate list, it represents the spectrum of private recreation in Emmet County. 1 As a general obser- vation, private recreational services are regional in their scope of services, and rely strongly on tourist visitation for economic support. Like regional public recreation areas, they serve local needs as well. The most dominant private recreational resources are Boyne Highlands and Nubs Nob. These ski resorts are complete recreation complexes that offer scenic resources, vacation home subdivisions, con~ominium recreation dwellings, tourist lodging, restaurant services, _golf and other activities for complete year around recreation activity . Snowmobiling_:_- will also become a more dominant recreational pursuit in this area . Both ski complexes contain more than 70 percent of the private recreation land inventoried in the County ( 1, 980 acres). 1 Data was derived from the County land use inventory, aerial photographs, County Plat Book, and Comprehensive Plan Reports prepared for the County, Petoskey, and Harbor Springs . -14- �------- -----------TABLE 1 SELECTED PRIVATE AND SEMI-PRIVATE RECREATIONAL FACILITIES Emmet County ,_. u, I Facility , Location by Township or Reference Northland Drive-in Theatre Hollywood Theatre Victory Lanes Bowling Petoskey Bay- View Count:ry Club Emmet Sportsmens Club (US-131) US-131 Golf Driving Range Petoskey Bowmens Club Camp Petosega May Marina Crooked Lake Yacht Club Two (2) Trout Ponds Ponshewaing Marina Alanson Marinas Petoskey Playhouse W eq uetonsing Golf Club Harbor Point Golf Course Birchmont Farm Resort Walstroms Marina Club Ponytail 5-Mile Creek Community Center Boyne Highlands Ski Resort Nubs Nob Ski Resort Trout Ponds Boat-Rental Indian Museum Marina Wilderness Golf Club J ordans Campground Riding Stable Trout Ponds Campgrounds Resort Petoskey Petoskey Bear Creek Bear Creek Bear Creek Springvale Pickerel Lake Oden Crooked Lake Littlefield Littlefield Alanson Oden Little Traverse West Traverse West Traverse Harbor Springs Little ,T raverse Friendship Pleasantview Pleasantview Maple River Larks Lake Cross Village Paradise Lake Carp Lake Paradise Lake Wawatam Wawatam Mackinaw City TOTALS Approximate Use Acreage 10. 0 acres .1 •5 110. 0 30.0 5. 0 5. 0 190.0 2. 5 . 1 5 7. 0 . 5 1. 0 .6 153. 0 96.2 30. 0 4. 0 .5 5. 0 1,780.0 200. 0 20.0 .1 .3 .3 90 . 0 6. 0 5. 0 •& 2. 1 2, 7 55. 7 acres �I I I I I I I I I I I I I I I I I I I Some other recreational services from the private sector include : recreation farms , golf clubs, marinas, riding stables, trout ponds, camp grounds, and sportsmen clubs. Intensive indoor recreati on is provided by club buildings, bowling alleys, theatres, and playhouse,s. Although ski i ng has exerted an e x ceptional influence on Emmet County 1 s tourist economy and has extended the vacation season to year around prominence, summer recrea ti on related to sand, sun and water is still the predominant tourist volume attracti on . Winter tourism can be expected to grow in importance since the popularity of the snowmobile . By the spring of 1970 , it has been estimated that there will be about 100, 000 snowmobiles in Michigan . Add to this the machines that may come from Illinois, Ohio , Indiana, and other states , and Michigan 1 s w"inter attraction potential looks considerably brighter . Emmet C o unty is excellently positioned to become a major Midwest snowmobile center , and freeways e x isting levels . e x tending northward will improve accessibility beyond The County may well be concerned about the snowmobile in terms of: Scenic trails Winter- camping Machine sales Repair services and parts 0££- sea son storage Servic e centers , with parking , gasoline, food, entertainment, etc. -16- �I I I I I I I I I I I I I I I I I I I It may not be beyond reason to expect snowmobiling to assume resort proportions , much like ski resorts. By 1976, winter tourism may be as big as the summer season . 1 Such a resort could be a year around use of the vacation £arm or dude ranch s i nce steep topography is not a requirement. Snowmobiling to be most success- ful , will require close public - private cooperation, because snowmobiles cover long distances , hence , public and private lands must be packaged to provide continuous safe trails . At the same time resources and privacy must be insured. The snowmobile has trend overtones, of a major outdoor sport. are conflicts between snowmobiles and other County sports. However, there Therefore, County- w i de efforts will become necessary to designate snowmobile trails, perhaps following the early overland trails of Indians , exploit'ers and missionaries. Some areas and trails should be restricted so that snowshoeing, cross country skiing and wildlife habitates are not subjected to the disturbance of motorized vehicles. Old logging roads , pipeline right - of- ways , abondoned railroad grades, and seasonal County roads represent resources £or snowmobile trails. The vacation home is an important economic £actor in tourism-recreation . Be- cause Emmet County has vast areas of land oriented to water resources, the vacation home is and will continue to represent an increasingly important element of local recreation - both £or working and retirement families . A Bureau of Outdoor Recreation Study for the Northern New England States revealed that v acation homes averaged $10 , 659 in that area , ranging from a value of $2, 100 to over $18 , 000 . 1 In addition, the vacation home family spends about $1, 900 Mr . Kenneth Dorman , Manager , Upper Michi gan Touri st Association, Iron Mo unta in , Michi gan . SOURCE : Iron M o untain News , January 12, 1970. - 17- �,t I I I I I I I I I I I I annually in the community for household goods , taxes , maintenance, and local 1 travel . While Emmet County may not be New England, the gravity of metropolitan growth in Michigan plus the stature of ski resort and lake attractions, make the areas comparable . tory is for seasonal homes , with higher proportions in individual townships. A major concern with the recreation home is that itbe developed into the lands c ape and des i gned so as to minimize the visual depletion of scenic resources. Clu ster development concepts will promote this obj ective because it allows dev elopment on a more compact scale with more open space.- around and between clusters . I I Community utility services also are more feasible by this design approach . BROAD SCALE RESOURCE INTERPRETATIONS The bas i s for much of the County's Recreation Plan is formulated from a review of existing conditions , The Plan takes into consideration : Regional setting Existing resource areas (broad scale resource characteristics, potentially developa ble or not, etc). I I I I I Roughly one-third of the County's housing inven- Topography Forests Marshland Riv ers , streams and flood plains Shorelines Farmlands Wildlife 1 Department of Interior , Bureau of Outdoor R e creati on, Northern New England V a c at i on Home Study, 19 6 6 . -18 - �I I I I I I I I I I I I Exi sting recreational facilities County residents Tourists Needs and limitations The following secti on discusses the resource elements embodied m the Recreation Plan . Resource Inventory The resource inventory 1s an essential step in recreation planning. likened to a stock investor's working capital. in part , based upon his present assets . It may be That is, his future investment is, "It is easy to talk about environments in generalities , but the task of protecting and enhancing the remaining attributes that provide diversity, requires in the first place, the task of identifying, evaluating and locating the attributes in the real , living landscape. Without under- standing where they are, wq.ose back-forty or urban block they are in, the nature of the owner , in what county, state or nation they are located, etc., little can be accompl i shed in creating new design criteria for their enhancement, nor implementation tools for their protection." 1 Two i mportant sources of resource information in Emmet County are the U.S. I I I I I I Soil Conser v ation Service and the Michigan Department of Natural Resources. These agencies can provide valuable data and management guidance on soils, wildlife , fish , rivers and streams , forests and related resources . Because of t i me limitations and the scope of this study, the resource inventory as included in th i s report , is primarily comprised of available basic data supplemented by a vi s u al reconnaissan c e . More pre c ise basic data would strengthen the in - v e ntor y and permit a more factual analysis . A c tual on site soil investigations are prerequisi tes f o r every well conceived recreational use, whether for wildlife management or facility construction . 1 Professor Phillip H . Lewi s, Jr ., Upper Mississippi River Comprehensive Basin Study, U . S . Department of Inter i or, Nati onal Park Service, 1968 . - 19- �.. • ••••••• C £ CI L -~ ST(IRGEON 8 A Y ~ 'lt, t ' (, ~ II I I ---,, -- '"; ; ~ li ========i_J[ . j ·I"'r-:7rf""" ! rl L __ l , : ---,,----:I ~. ' C --1 I " IUI D "·---' .JI. • I [JI ' [~J.fi ··~-.. I \ f',, r-rJ~. \\: • ----\f ______~ .. -i . Jr::::\_,. I' ~~ : • =. ~ I . 1. \ : " ' .i •·-- :! "-·· i~~---· I • ······ ;;:f"osa'·,f-;·-p··· ~~~ :\ I II . • " ~ ' " yCL . ~ !~ .I '\ I I 1 1•jl .. 1: _..J~ ~:::,.=>====" I ~'i. '1o•.•· - "- i "" "-· .~.. II ~ ... .. - l.. J---,~-·-,;-----~ .. ;i • \ .. l ' ,. - - - - i_ "' Sc " l I T Tl £ TRAVERS£ 8 A Y ,_,_,._ PRINCIPAL DEER DRAINAGE BASINS YARDING AREAS TO P QUALITY SECOND TROUT STREAMS QUALITY TROUT a TRIBUTARIES STRE AMS 8 TRIBUTARIES TOP 8 SECOND QUALITY WARM WATER GAME FISH STREAMS + _____ ...... --·.....______ ,.-. ............... ..._ . _..... .... __ ... .... _ , .... , _ ... - HI - • , -·. -............._,.,.,_,. .,_,..,_,. , ,.,., 0 8 _" ..... vilicon · lemon a assoc. Inc plonninQ consultonh CANOEA BLE STREAMS " ,_., , . .. _ WITH LIGHT RIVERS DEVELOPMENT TO HEAVY DEVELOPMENT I 12 011 MOR£ D£\IELOPM£JH!I S E L E C CTQEU D R E S Q LJ R C E NT Y EMMET STREAMS t 2 TO II DEVELOf'M[NTS PER MILE I MEOJUM ~~~t.1:,r,:IY~~,~~;~(\•.T I 8 DEVELOPMENT o, PEIi MILE) IUTUIIAl IIUOUl(U , UYlOlltl Ott INVENTORY �I I I I I I I I I I I I I I I I I I I Resource Characteristics Some of the landscape characteristics that influence the recreational potentials of Emmet County are listed below. These should be viewed as standards to guide the actual development of recreational attractions. Historical Characteristics and objects. Significant in association with past cultures They stimulate one's imagination as well as remind us of our pa st heritage. Relief Characteristics - Monotony must not prevail. Whether moving from city to countryside, forest to farmland, or hill to plains, the transition should not be filled with clutter but rather delineated by contrast. Aesthetic Characteristics - Beauty is sought in many respects whether scenic vistas, streams, water bodies, yegetation, topography, wildlife or man ma.de developments. Scientific and Educational Characteristics - Features that have far-reaching value with regard to the evolution of civilizations, bogs, marshes,. and wildlife areas fall into this category as ecological factors. Archaeological ex- cavations, geologic formations, and fossil remains must also be included. Protective Characteristics - Methods to obtain relief from sun, wind , snow and rain are sought by man and wildlife. Shelter belts, forest plantations and ridges are among those features that make up this resource characteri-stic. Sentimental Characteristics aside from beauty. Landmarks and symbols of local significance Popular affection is a strong factor in perpetuation and maintenance of many natural and man-made features. A wood lot, historic building, scenic overlook, or unusual sign may fall into this category. - 20- �I I I I I I I I I I I I I I I I I I - BROAD SCALE RESOURCES OF EMMET COUNTY Water Water is an integral feature in the recreation economy of any area. Emmet County not only has 71 miles of Lake Michigan frontage, but also has a wide selection of rivers, streams and inland lakes. of surface water in the County. There are some 10,400 acres Lake Michigan frontage is important as a factor in regional tourist drawing power. Therefore, development along the lake should be designed to permit observation, public access and retention of its highly aesthetic image. Evening sunsets· over Lake Michigan are a particularly scenic natural phenomena attraction forces. Inland la:kes, rivers and streams are secondary regional However, the nearness of metropolitan centers has given some inland lake areas prir'nary,attraction fore es ( e. g., Walloon Lake). Whether for wildlife management purposes or for outdoor recreation activities, all of the County's water resources must be protected from pollution to retain its purity and natural environmental image. Fish and Wildlife Fish and wildlife resources are fafrly aboundant in Emmet County. As a recre- ational activity, -as sanctuary or preserve, as a business or aesthetic setting, the fish and wildlife are an integral part of Emmet County's environment. Hence, wildlife management practices have a direct bearing on tourism recreation and the tourist economy. To be most effective, wildlife management practice must be extended to involve the vast acreages of private recreation land. the following species: The wildlife of the County include white tailed deer, elk, fox, rabbit, grouse, woodcock, squirrel and waterfowl. Black bear also inhabit areas of the County. major fish species · include: Trout, (brown, brook, rainbow and lake), Salmon, Bass, Bluegills, Perch, Pike, and others. -21- Some Coho �I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I I I I I I I Government Land An important recreation resource in any region are state and federal lands. Although private forest-farm lands fulfill open space and recreation needs, they are not as permanent as public owned land. Private lands may move into or out of recreational use in terms of the economic needs of the moment. G o vernment lands, therefore, can be regarded as permanent features of outdoor recreation and they are more likely to come under Comprehensive Resource Management. About 100 square miles of land in Emmet County is state owned . This is roughly 20 percent of the County's land area, and exceeds all local acreage standards for recreation land needs . However, the area I s recreation market includes metro- pol i tan centers in the Midwestern states and Canada, hence, comparisons with numbers of County residents is distorting . Topography The analysis of the County's physiography is limited in respect to detail. U.S. G. S. data on a County-wide scale at the 20 foot intervals is effective as a general reference for slope data but cannot illustrate the variety of slope change that can occur within a given 20 foot interval. Topography in Emmet County cannot be described in simple terms, since there is relief variety and contrasts in each of the sixteen ( 16) 'townships. H o wever, the predominant steeper slopes may be found in the centra l portions of the County and in the southeast. The east and north areas are generally flat, while the entire west side has slopes ranging £:vom gently rolling to rolling. Again, m- stances of different slopes may be found in most regions of the County . -22- �I I I I I I I I I I I I I I I I I I I �I I I I I I I I I I I I I I I I I I I Land Being the northermost County in the Lower Peninsula, Emmet County has a relatively open character, interesting land forms, square miles of government land. scenic woodlands, and many These combine to establish a "land resource" that is coming under increasing pressures for recreation - resort development. As the intensity and density of development increases, the open space character will diminsh as will the broad scale resources that make the County attractive. W o od lots will be cleared for building purposes, hills leveled and acreages subdivided into smaller and smaller units . It also means hunting pres sure, sanitary and refuse disposal problems, and ecological imbalance conditions. By and large the land resource must be protected with zoning, us es encouraged to adopt progressive development concepts , and community efforts made to place critical scenic and wildlife resources in public or protective ownership. The two maps which accompany this section of the County Recreation Plan, inventory the important resource and recreation features of the County. The map "Selected Resource Inventory 11 illustrates basic County resources which adapt to broad scale recreation uses and include deer yard areas, trout streams, canoeable waters and basic dra i nage patterns. proposed for broad scale The map 11 These can be regarded as areas resource and game management. Selected Scenic and Recreation Resources 11 inventories specific recre - ation facilities and areas with potential for recreation development. Public lands, state forests , public access sites, local parks and playgrounds are mapped. addition , special or unique recreation pbtentials are listed. In These include such f e atures as potential impoundment sites, historic interest areas, scenic view 1 areas , and related features with recreation - tourism significance . lField inventory work was supplemented by preliminary data from the draft report by the U . S. Soil Conservation Service , An Appraisal of Potentials for Outdoor Recreational Development, Emmet County, Michigan . Also, the report by : Northwest Michigan Resource Conser v ation and Development Project Steering Committee, Project Plan, dated 1969, prepared by the U . S. Soil Conservation Service. - 23 - �eil MACK I NAW BRIDGE HISTORIC FORT ]MI CH ILI MACK INAC C E CI L rL~~~'i~~ l PROJECTS T.JtN. 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FOREST H!~foR.fH .,,,,~ . . , • .'<C N P -- r·- I\ • =>=--' 11 ;) ,:' · " n i,,, II .. ._,-~ul ; -,-- A I __J~ I • l JL_J,I •JI- R /o• \ -;, !' l • J 1 11 V I " ~- r---, LJ ~ E ,'l ,~, :: l{J-~;---- .. 1/ E-. _J _"___ _, 'INLAND -- -t- ,_J;;t fu•' . , l 7 ,;►i'-.>cc:.~ .ll ·J~J:.~~~-j 'ti L WATER ..!!.Q.J!.TE rC~R~O~O~K~E~D~ ~:l[~---J~ • -~ITT! ,,,. ""'"'"' -·~LJl ::~gm\ I~" l : T. .MN RP'; ~h~.-.r ~-- \.- ,=-..o """'- 1'\/J 111 ... • I i'LJ : • •,1 - --- 11 p '~·;,_"~~ r-.:-=-- ' ---, ~I. -,l~ ._jLJ ,-,, ,. " r L]'' .--~ :~"f . /... ,\~~:II I..\L... I ' ...,. ~ J4 j-j.I,...~ .) ~. ~.,~~,,) ~ - 1,h=:-'>~ ~~'°'!,: t C' , • . . JJ [_ RIVER H LOCKS <.q;_ ') ~v I""_~ .... G "" ~~~!T ,,: T 35N . I -.J i .di I I ~ . I I t I C ~NRTUEST nc=.=-:)W ._; ~-=·J: ~:in ..LJ . .J~~1,-~ ~, . L~. _Tl E I slo jw . jr::r R • "1r.----G:_]. ,r 8 , i •• T ....... ~, . , . ··' • J~[l□ · 1· . .. ~ 11 · ~ /4;:,. , l .• ~~ .. I ; H 1 _ r.lC.,v--J,c ~LE~E!~ ' L J.~~ ~ I I I '-~ 1 .d ,· V • . . e." - . , ,o I ~ ::,, 0 <>6 >': ,,.J I . ,,,t:;· :- T 54N. . i h·L.· ! 1/ ~ ~ ' - I - ·fl ~ L--1--rLJ~, .~~~r:r:J· R. 6W. " ~v !I ~ HARLEVOIX ~ "itti~(E__- I j: ~~·Ji, 1rf:•?J \~\ ,/'' 0 ... -,:; .. ,-+ . · ,. ,, 1, -~\l_ . • '\1(1 j " ' · DD -. 0 jd~~ rr· J:\ . i~~~l.~: I. \L. l. ~ -. \ ~.3 ~~~l46JL II AR ~ •• LJC~~ ' - -j1 . ' ""' . JL_ ~... IJL:_J\ .·JH HISTORIC II GEOLOGIC ~ 1 ~~ O"; ,1, 4'""' i "' ... * ~;-'Jt\.~I 0 " RECREATION LA NO RESOURCES CJ PUBLIC LAN OS (COUNTY, MUNiCiPAllTY, II SCHOOL) ~ STATE FOR EST * - TIil Pl0AIArl0N o, 1KIS C-,VMIC .. ~ • W_.S f!NANCIAUY AIDlO THI O UGH A FIOU_.,l GIANI ,_0,._ !Hf 00,UHtUll t<O'JIIHG ANO un... N OfVHO,NfHT. UNDU !Hf UI• UN ,lANNUtG AUllUNU ,1oou-. AUI HOIIUO n llC TIOH 701 o, Tt<f "OUSIHGACT Of lf>• , A) 1'""lHOlD AO/IIINlllfUO IY THl #l CIUGAN 01, .... ,,.,tH Of cO ... M!UL~ o, u SOOD IOOO IOOCI ""' .. .... vilican . ieman a assoc. inc. planning ca n1ullanll PUBLIC ACCESS SITES II ROADSIDE PARKS PARKS II PLAYGROU NDS (SCHOO L SiTES - 5 ) SCENIC ViEW RESOURCES MAJOR PRIVATE II SEMi·PRIVATE RECREATION S e Ie c t e d Is C E N I C a RECREATION EMMET COUNT y RESOURCES 11 �I I I I I I I I I I I I I I I I I I - The recreation features on the scenic and recreation resource map should also be regarded as proposed recreation developments, subject to feasibility analysis and implementation. -24 - �COUNTY RECREATION ANALYSIS Local Dimension �I I I I LOCAL The Comprehensive Recreation Plan -for Emmet County must also consider local demands for recreational facilities. While it is true that broad scale recreational resources are critical elements of tourism-recreation, local community environment, and economic development, measures of local service needs are also I presented. I I I I CONCEPTS AND STANDARDS I RECREATION DIMENSIONS Specific types of recreational facilities in a community may vary appreciably from facilities found in another. Population numbers, resources, tourist demands, philanthropic bequests, advance planning, and citizen attitudes all bear on the quality of a given park and recreation system. Even though there are differences in recreation systems, there are some basic facilities which serve all communities. These include: Home Yard Assured through zoning, the home yard is an important recreational facility for I I I I I I I I the pre- school aged child. It also accommodates outdoor family activities. Yard sizes vary. Tot Lots In high density residential areas and mobile home courts, tot lots usually contain space for games, limited apparatus, a sand box and benches for supervisory adults. Size varies with available space. Playgrounds Usually adjacent to the elementary school, playgrounds serve elementary school age children and may contain: Playground apparatus, a shelter area and rest rooms, open space for active play, paved areas and perhaps a tot lot area. 2 to 5 acres, plus 1 acre per 100 pupils. Size: A minimum of 3. 5 acres when a school is included. - 25- �I I I I I Neighborhood Parks Neighborhood parks are intended to serve residential areas in a community. They are often combined with playground sites and are an excellent means for preserving natural features in subdivision areas. These facilities are characteristically quiet and emphasize landscaping, walkways, open lawns and scenic beauty. Size: one acre per 1, 000 population. I The accompanying illustration portrays the heighborhood -·schbol-park . conc~pt. I Playfields Oriented toward the recreational needs of high school age and adult age citizens, I I I playfields are developed to meet the active recreational demands of the community. Ball diamonds, athletic fields and recreation buildtngs are typical playfield uses. Often these facilities are located in conjunction with a high school. Community Parks less space for other required facilities. I Regional Parks I I ' ~ 10 acres minimum, plus 1 acre per 100 pupils. I I I I Size: Intended to serve all community groups, especially the family, community parks offer diverse recreational facilities and strive to preserve or enhance outstanding natural features. Typical. facilities may include swimming, picnicking, scenic views, landscaping and similar attractions. Size: 1 acre per 100 population, Regional parks serve persons from a wide geographic area and may be developed to include some community park functions, but usually emphasize resources and conservation. State, national and county parks typify regional parks which pre- serve nature, offer camping, have outstanding scenic views, and/ or afford hunting, fishing, winter sports, etc. Size varies by type of facility, sponsor, regional demands for park space, and the nature of the facility. - 26- �......................... ______ _ ,.__....__ P A R K - - - - - - - - - PARK B~:~·p-~~ FIELD SPORTS AREA GREEN AREA FAMILY AREA PICNIC A ~ QU IET RE 10 BASEBALL BASKETBALL VOLLEY BALL TENNIS u 0 rz II IT11 IJ 11 uuSCHOOL NEIGHBORHOOD SCHOOL-PARK CONCEPT I vilican-leman planning a assoc. inc. consultants �I I I I I I I I I I I I I I I I I I COUNTY POPULATION CHARACTERISTICS Emmet County had a total population of 15, 904 per sons in 19 60. to increase to about 18,000 persons in 1970. This is estimated By 1990, the total County may have 22, 500 citizens depending on the success in attracting additional jobs in industry, retailing, and tourism recreation. Because of tourism recreation the County Recreation Plan assumes importance beyond that of providing local recreation services and facilities. In 1959, the median family income in Emmet County was reported to be $4, 694. This compares with a Michigan average of $6, 256, which was 33. 2 percent higher than the County median. Although ten years out of date, it is reasonable to con- clude that an income gap still exists between the state average income and the County average. The income of tourists and families who visit the County for recreation purposes is probably well above the County average. The population density of Emmet County varies significantly from one area to another. For each resident, there are 16. 2 acres of land in the County, How- ever, in certain village and city locations (selected blocks) the density equals any typical Midwestern . community. The overall density question is distorted some by the influx of large numbers of summer-winter tourists who compete with local residents for land resources. The age group structure of the County indicates some imbalance with general state trends. Significant differences include : (a) higher proportion of ;persons over 64 years of age ; (b) slightly higher proportion of persons in the mature family group (ages 45 to 64); (c) a low proportion of young and middle aged families (ages 25 to 44); (d) slightly more persons in the school age group; and (e) fewer pre-school children. For the pµrpose of long-range planning, the recre- ation service must consider all population groups regardless of the community age profile in any given year. Individual projects, however, may emphasize ser- vice to a given age group, depending upon available financing, citizen desires, and/or basic lack of facilities for that age group. -27- �I I I I I I I I I I I I I I I I I I I INVENTORY AND DEMAND A general measure of recreation need 1s the standard figure of 1 acre per 100 population. If this formula is employed in Emmet County, there would be a recreation land need for 180 acres of community-neighborhood park land. This would increase to perhaps 225 acres by 1990. There are 405 . 0 acres of local park and school recreation land in Emmet County. All of this land is owned by local governmental units in the County as there are no County owned parks . In addition, there are 7, 273. 1 acres of land in major regional parks (e . g. Wilderness State Park), roadside parks, public access sites and related recreation resources. State lands, largely in the Wilderness State Forest contain some 90 square miles of land . It is noted that the existing local park acreage is the estimated area of use and not necessarily the total land owned by the community. There are another 2, 755. 7 acres of recreation land in private and semi - private ownership, plus private cottages, ski chalets, recreation farms, and hunting acreage. The population- acreage ratios readily point up the inadequacy of attempts to apply a ratio standard to ascertain basic facility needs. tials are immense ; Open space park poten- hence, the local recreation need will largely relate <--l d 'i.m- proved parks, expanded parks and structural facilities for recreation. However, added local park purchases or acquisitions should be encouraged as a means '. to preserve natural resources and potential recreation sites that might otherwise be lost. For the purpose of recreation planning and the County-wide Land Use Inventory, the park acreages listed on 'TABLE : 2, Inventory'' apply . - 28- , "Public Recreation Land �I I I I I I I I I I I I I I I I I I I TABLE PUBLIC RECREATION 2 LAND INVENTORY Emmet County Communities 1. 2. Bear Creek Township Bliss Township Recreation Feature Recreation Acreage by Ty:ee Local Regional Total Senior High School 29.0 Rotary Park Roadside Park (US 131) Bay View Parks Petoskey State Park Round Lake Public Access--- 2. 9 3. 5 16. 6 273.0 2. 0 29.0 298.0 Wilderness State Park Township Park 6,925.0 34.7 34. 7 3. Carp Lake Township Public Access Paradise Lake Lincoln Park 2 Roadside Parks Center Township Larks Lake Public Access Youth Center Ballfield (Larks Lake) Cross Village Township Boat Ramp on Lake Michigan Wy Camp Lake Public Access Cross Village Park (Historical) Cross Village School 2.0 2. 2 53.3 5. 0 .5 5.5 5.0 11. 0 2.0 2. 0 . 2 1.0 1.0 -29- 6,959.7 .2 6.0 5. 6,925.0 51. 1 51. 1 4. 327.0 4.2 5.2 �TABLE 2 Continued [ I I I I I I I I I I I I I I I Local 6. Friendship Township Roadwide Park Regional 1.0 1.0 7. Little Traverse Township Conway Beach Conway Ballfield Littlefield Township and Alanson Alanson School Playground near School Alanson Ballfield Alanson Roadside Park and Tennis Court Alanson Public Fishing Oden Roadside Park Oden Lake Access Oden Park Oden Ballfield Pickerel Lake Public Access- ship, Pellston (pt. ) ' Brutus and Levering Pellston High School Pellston Auditorium Public Access on River Pellston Elementary School 2.5 .5 .p .3 .1 4.0 2. 0 Pellston Field Perhton Tennis Courts Roadside Park 11 . Pleasantview Township None 23.6 2. 0 4.0 2. 0 8. 5 1. 0 1. 0 7.3 6.0 .3 6.3 -30- 3.4 2. 1 .4 6.5 10 . Maple River Township , Pellston (pt.), and Van 2.5 7. 0 2. 5 4. 1 20.2 9. McKinley Town- 1. 0 .5 2. 0 2. 5 8. Total �I I I I I I I I I I I I I I I I I I TABLE 2 Continued Local 12 . Readmond Township Lake Michigan Park Historic Park (Council Tree) Roadside Park 1.5 .5 2.0 1.0 3.0 4.0 Wawatam Township 14.0 1.0 4.0 Pickeral Lake Access 2 - Public Access 5.0 15. 12.0 10.0 10. 0 14. Springvale Township Total 10.0 10.0 13. Resort Township Resort School Waloon Lake Access Roadside Park - US-31 Regional Cecil Bay Park 2.5 (Mackinaw City) High School 17.7 Michilimackinac Park Cecil Bay Public Access (State) French Farm Lake Public Access 5.0 15. 3 3.0 2. 0 20.2 20.3 40.5 Total Townships and Villages Total City of Petoskey Total Harbor Springs 197.5 147.4 60. 1 7, 273 . 1 7,470.6 147.4 60. 1 Grand Totals 405.0 7, 273. 1 7, 678. 1 16. West Traverse Township None SOURCE: Vilican - Leman & Associates, Inc. Land Use Inventory, Emmet County, Summer 1968, and aerial photographs. -31- �LOCAL RECREATION PLAN Statistically, there is a sizeable local park surplus in Emmet County, both under current population levels and foreseeable projections through 1990. I I I I I I I I I I I I I I I statistical needs are not equally divided among the local units of government. Hence , the conclusions drawn from TABLE 3 should be related to individual communities rather than from column totals . The TABLE 3 "Local Recreation Needs" , shows that the local recreation surplus i s mainly the result of large acreages in Bear Creek, Bliss and Carp Lake Townships . The Cities of Petoskey and Harbor Springs also reflect large surplus acreages . Between 1970 and 1990, local park needs will be felt in the Townships of Cross Village , Friendship, Maple River, Pleasantview, Resort, Springvale and West Traverse . Following is an outline of local recreation developments that may be pursued. The locations of specific features are presented on the County recreation plan map titled ''Proposed Recreation Features. 11 There are two predominant recreation development recommendations that apply to all communities within the County, as well as the County. 1. These are: Develop parks, improve parks and provide recreation services to satisfy the needs of all age groups. 2. Acquire , promote, and/or assist in the reservation and preservation of outstanding natural resources that exist in the County. These involve scarce waterfront lands , scenic timber stands, unique topography, wildlife habitat areas and the like . - 32 - f However, the �- TABLE ._. ._._. - - 3 LOCAL RECREATION NEEDS Emmet County Community or Local Recreation Acreage Needs Community_ 1. I w w I 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12 . 13 . 14 . 15 . 16 . Existing Acreage Bear Cre·ek Township Bliss Township Carp Lake Township C e nter Township Cros.s Village T ownship Friendshi p Tow nship Little Traverse Township Littlefield Township & Alanson McKinley Township & Pellston (pt) Maple River Township & Pellston (pt) Pleasantview Township R e admond Township R e s o rt Township Springvale T ownship Waw atam and Mackinaw City (pt) West Traverse Township Sub Totals 17. 18 . City of Petoskey City o f Harbor Spr i ngs Totals 1 29. 0 acres 34.7 51. l 6. 0 1.0 2.5 20.2 6.5 6.3 10.0 10 . 0 20 . 2 197 . 5 acres 147 . 4 60 . 1 405. 0 acres 1990 Need 1 1990 Surplus(+) Deficit(-) 50. 5 acres 2. 5 5.8 1.0 1.4 3. 2 7. 7 10. 4 8.4 3. 4 2. 0 2. 5 23 . 8 5. 7 4. 5 4.0 - 21. 5 acres + 32 . 2 + 45.3 + 5. 0 .4 - 3. 2 + 5. 2 + 9. 8 - 1.9 + 2. 9 - 2. 0 + 7. 5 - 13.8 - 5. 7 + 15.7 - 4. 0 136.8acres + 71. 1 acres 75. 2 17. 5 229. 5 a c .1· e s + 72 . 2 + 42.6 + 185 . 9 acres T o wnshi ps w ith a proje c t e d p o pulat i on decline show a 1990 need based upon th e 19 6 0 populat ion . �Bear Creek Townshlp - Project-ions show a mlnlmum need for 21 . 5 acres of local recreat l on land by 1990 . Th-is is a local need that should be provlded for general Townshl p recreatlon purposes and does not relate to nelghborhood needs dlscussed I -in the Petoskey Area Plan . Some development objectives that should be pursued are : I I I 1. A cqulre the federally owned radar stat-ion property in Sect-ion 23 for recreation and general community use. Th-is fadlity is in an excellent recreation resource area . 2. Encourage the development of hlstorical and cultural features, that characterlze the area, and speclfically the proposed Indian Museum and Indian Cultural Center near the Petoskey State Park . 3. Work with the state agendes and adjacent communitles to promote canoeing o n the Bear River . A potential impoundment of the Bear River would also create opportunitles £or township park development. 4. It appears that the Townshlp could use some community ballfields, outdoor skating rinks and related community recreation features . The only local recreation feature i s the high school, and this serves more than the Township area . 5. Some suggested locatl ons for specific active community recreation features are : Near the Townsh ip Hall As a buffer between resldentlal lands and the buslnes s us es on Mitchell Road at Divi s -ion On Pickerel Lake Road at a trans-it-ion po i nt with the proposed freeway, proposed industrial area , and/or trailer housing areas . With planned school locations I I I I On the s i tes of larger community and reg i onal parks - 34 - �I I I I I I I I I I I I I I I I I I Locations to consider for general community parks, that may or may not have active sport features include : In the Bear River Valley area On Round Lake to preserve open space Among scenic wood lots, forested -ar,eas and rolling hills in the community - as at the radar site On hillsides or sites offering outstanding panoramic views such as from US-131 south of Petoskey and from Pickerel Lake Road Bliss Township - Statistically Bliss Township will have a substantial local park surplus by 1990, as projections indicate that the permanent population will remain stable or decline somewhat. The 30 acre park on Lake Michigan provides ample recreation space according to standards, however, some recreation projects may include the following : 1. Encourage the state to expand W_i..lderness State Park southward to include the sand dune areas along the Lake Michigan beach. This scenic, sandwooded area is unsuited to small lot subdividing because of the erosion hazards from the sand dunes. It is also a valuable area-wide natural resource and tourist attraction. There are some 2 miles of beach that should go into regional park ownership, be it federal, state, county or township. Cottages could be developed in planned clusters off of the immediate beach area. From 2 to 10 acres of land should be provided for local recreation use (ballfields, skating, sledding, etc . ) . This should be in a central location, perhaps in the vicinity of the Township Hall or in Bliss Center . 3. Consider other recreational facilities oriented toward Wy Camp Lake, e x isting publicly owned lands (state or county) and scenic topographic features . -35- �I I I I I I I I I I I I Carp Lake Township - This community has a relatively low total population, but receives large numbers of tourists in the summer months. tour i st attraction, has a large number of private and tourist accommodations. Some recreational projects may include : 1. Retain the 50 acre Lincoln Park site on Paradise Lake in public ownership , and add recreation facilities in the nature of a general community park. Minimize tree cutting to retain its natural character and improve access roads into the site . 2. Protect the scenic recreation and resource potentials of Carp River. is a valuable canoe water and fishing stream. 3. Poor soils on the south shore of Paradise Lake (Sec. 23) suggest that residential - cottage development be avoided so as to control sanitary pollution to the lake and shorelands . This area should be used £or wildlife management purposes , as well as to retain some open space image on a lake that is now used very intensively. Public ownership or scenic easements are two methods of retaining the open space character. 4. Because there are no improved local recreation areas 1n the Township, it would be desirable to develop some general recreation areas £or active type sports. This may be done at Lincoln Park, although undesirable tree cutting may be necessary, or space could be provided near the Township Hall, which is in a more central location. 5. A future park- recreation area may be established with·9- potential water 1mpoundment on Carp Creek . Center Township possible declines. I I Paradise Lake, a big This Center Township is sparsely populated, and projections show I£ so there will be a 5. 0 acre park surplus by 1990. 1. Ma i ntain and impro v e the community ballfield near Larks Lake. Other active sports facilities may be developed at the Youth Center and/or the Township Hall. More diversified recreation apparatus could also be provided. 2. I£ the Township i s able , acquire land on Larks Lake to preserve open space and scenic resources for local residents , cottage owners and visitors. Enco u rage cluster cottage development concepts. Seasonal home markets will accrue from access potentials to canoeable waters, ski resorts, and open space areas. - 36 - �3. Local and community recreation services may be provided at the Township gravel pit , as a re - use of community resources. 4. Protect the natural and scenic qualities of the Maple River. It is a canoeable trout stream that should not be polluted, or over developed with vacation homes . Cross Village Township - Relating population to available or potential recreation land at the Cross Village School , no significant added local recreation area is indicated . 1. Either at the school or on church property in the Village, recreation apparatus, ice skating ponds and related active play facilities can be provided to meet local demands, 2. The outstanding scenic views of Lake Michigan suggest that efforts be made to keep vistas from the highway open for scenic drive reasons. Scenic easements and/or government owned land can meet this need. 3. Cross Village has the potential to develop a marina and harbor on Lake Michigan . A marina would be an excellent complementary facility to the scenic beach. 4. Either through state , county or township resources, the sandy beach area in and near the Cross Village harbor area should be developed for recreation purposes , emphasizing scenic and open space characteristics. Some facilities and recreation apparatus could still be established. 5. Other recreation opportunities may relate to Wy Camp Lake and/or -future re - use of the Township's sanitary fill area for recreation. 6. Encourage the restoration, reconstruction or replica development of Cross Village during the early Missionary - Indian Era (cir. 1700 - 1850) . This could be a highly interesting focal point for tour i st visitation and would preserve a valuable cultural heritage . Friendshi p Township - The only public recreation area m Friendship Township is a small roadside park near Middle Village . As a minimum, standards suggest a need for 3 . 0 acres of recreation area by 1990 . - 37 - �• • • • • • • • • • • • • • • • 1. Work to acquire frontage on Lake Michigan for township park-recreation purposes , as well as to acquire lands which are becoming increasingly scarce, Public access to Lake Michigan should be reserved before the frontage is lotted ofL 2. Active sports recreation area for Township residents is being provided in part by the Five Mile Creek Community Center, formed by a group of citizens, General public recreation sites may be developed at the Township Hall location, near Stutsmanville, or in the vi:cinity of the co1nmunity building, 3, The Township owns 80 acres of land one mile south of the Township Hall. This is an excellent potential recreation area. It is wooded, has gently rolling topography, and is at the base of a very rugged topographic area, that probably should be in broad scale recreation - open space use . 4. Other recreation potentials may be developed among the numerous scenic, topographic and wooded areas of the community . Little Traverse Township - Based upon the 1990 projected population Little Traverse Township may need at least 5. 2 acres of added recreation area. All existing local recreation area is in Conway, and includes a small beach access on Crooked Lake and a ball field along the railroad . Residents and tourists in Little Traverse have access to recreational facilities in Harbor Springs, Bear Creek Township and Petoskey. The Township also borders the private ski resorts in Pleasantview Township to the north . Local recreation may include the following : 1. Expand equipment and land near existing parks, and/or consider the development of a new community park for active play (5 to 10 acres). 2, Attempt to acquire recreation land or access easements to Little Traverse Bay , This will enhance local recreational opportunities and preserve outstanding scenic resources . -38 - �I I I I I I I I I I I I I I I J 3. A scenic community park can be developed in and near state owned lands in the center of Section 11 off the Chadderdon Road. Rolling topography, wooded areas and large open space can be adapted to a variety of recreation services. 4. Other recreation sites may be developed in conjunction with the Township Hall or other community buildings that may be provided in future years . 5. If the Township develops into an urban area, some small neighborhood parks may be necessary to serve smaller areas. Littlefield Township and Alanson - Elementary school and playground facilities in Alanson, and a ballfield north of Oden give the residents of Littlefield Township a fairly good recreation inventory. According to projections there will still be a 9. 8 acre park surplus by 1990 . Some local recreation objectives may include : 1. Continued improvements and expansions at the four local park-playground facilities in Alanson. If the areas population increases substantially beyond projected levels some additional neighborhood recreation sites may be needed. 2. Although there are several parks, the individual facilities are on comparatively small sites (except the school), ranging from. 1 to 4. 1 acres. Hence , new recreation services may require additional la:rid areas. 3. New recreation facilities may be expanded on one or both of the large school land ownerships ( 120 acre tract and 68 acre tract). These would provide ample acreage to meet foreseeable demands and both have a good central location . 4. As a means to protect floodplain areas and low lands near Crooked Lake, Pickerel Lake and along the Crooked River, attempt to acquire scenic easements and/or public ownership of the lands in question. This will increase open space resources as well as act to reduce lak:e - river pollution possibilities . 5. The sanitary fill site north of Oden may prove satisfactory for recreation usage after fill operations are completed. J J - 39- �I I I I I I I I I I I I I I I 6. Encourage recreation developments in relationship with the Crooked River's potential and use as an inland water route to Che9oygan. 7. A special feature with tourist appeal is the State Fish Hatchery west of Oden and the historical marker dedicated to the now extinct Passenger Pigeon. McKinley Township and Pellston (part) - About half or more of Mckinley Town- ship is in government owned l a nd, including state forests, University of Michigan forest research lands, and the County Airport. The Township also contains the populated areas of Pellston Village, Brutus, and Levering. All of the local recre- ation acreage is associated with school buildings, including an auditorium facility in Pellston. By 1990, there will still be a statistical recreation land surplus of 3 . 1 acres. 1. The Pellston High School, new Pellston Elementary School, and the Pellston ballfield and tennis court provide a variety of existing recreation services (ballfield and tennis courts are in the Maple River Township portion of Pellston Village.) These recreation services are among the more diverse available to non-city residents in the County. Facility improvements and expansions should be promt:>ted at each existing facility, because they are in areas of local population concentration. Because the Leve ring School has been closed, a small play area should be developed to serve this area of the Township. 2. The small communities of Van and Levering have no public recreation area. However, a small park area for casual recreation use, ice skating~ etc., may be desirable to serve families in these areas. 3. Broader scale recreation developments should include promotional efforts to protect G-anoeable' waters and trout streams from pollution and over development. 4. A potential water impoundment exists on Van Creek and may be a good source for establishing a general community recreation area. 5. Promote the development of historical features, perhaps reconstructing features of the old lumbertown in Pellston. -40- �::..---=--·-,-_ I I I I I I I I I I I I I I I Maple River Township and Brutus - Maple River Township has experienced past population declines, but some stability or slight growth may prevail through 1990 . If so , the community recreation inventory should be held to the existing acreage and perhaps increased. All existing local recreation sites are in Pellston Village (ballfield and tennis courts), since the Brutus school was closed and sold. 1. The Township Hall at Brutus is in good central location, and active recreation facilities may be satisfactorily provided at this location. This could replace the recreation services of the former Brutus School. Local recreation facilities may also be provided on Maple River Road and/or Woodland Road,, as these are populated Township areas. There is very little state owned land in the Township. School district and county forest lands along the Maple River, and the Town~ ship ' s sanitary fill area are resources for possible recreation use and development. A broad scale recreation objective should be to protect the Maple River from pollution and over development. This is a canoeable water and quality trout stream o f importance to local residents and visitors . Most of the r i ver courses through private lands, hence, zoning standards should be established to offer some minimum protection to the resource . Similar protection should include the Crooked River. Pleasantview Township - Some two-thirds of Pleasantview Township is rn state forest and ma j or ski resort ownership . Hence, the community supports a very h i gh volume tourist population which includes skiers, hunters, fisherm:en, snowmobilers and motorists . The demands on land resources are high and increasing rapidly . In contrast to the high tourist visitation, Pleasantview Township is one of the smallest communities in the County , showing a statist i cal need for only 2 . 0 acres of local recreation land by 1990. At present , there are no official local public parks . - 41 - �I I I I I I I I I I I I I I I L In view of the population total and the vast areas of state forest land, there may be no need for local park facilities during the planning periodo However, some community recreation play area ought to be available and the minimum 2 o 0 acre need may be a reasonable goaL 2o Future local recreation area may be provided at the Township Hall location; this being a central geographi c locationo Local active play areas may also be dev eloped at the Chalet Village communiti es near Nubs Nob and Boyne Highlands. 3o Broad scale recreation objectives relate to the protection of the Maple River (q u ality trout water), su.·stenanc~· ; of deer yarding areas and other wildlife habitats. 4. The Harbor Springs School District owns lfi>0 acres of land west of Boyne Highlands . This tract borders the ski resort and state forest lands and could provide recreational opportuni ties to Pleasantview, Little Traverse and West Traverse Townships . Readmond Township - South of Cross Village, Readmond Township has frontage o n Lake Michigan which has attracted numerous cottages along the shoreline. A .fa i r proportion of the Township is in state forest ownership. Although there are many tourists who visit the community, the permanent popula ti on has declined in past years and only favorable conditions will prev,ent further declines through 1990. Readmond Township maintains one of the very few local parks on Lake Michigan, outs i de of Petoskey and Harbor Springs. Statistically the community will have s u rpl u s local recreation acreage through 19900 L Impro v e and add fa c ilities to the Lakefront Township Park. If possible, attempt to keep the park in a natural character , emphasizing trails and broad s c ale recreation uses . E x pand park frontage on Lake Michi gan as £ea sible . - 42 - �I I I I I I I I I I I I I I I 2. Provide active type recreational uses at off- the - lake sites in the Township. (Ballfields , skating areas , playgrounds, etc .) . Some locations may relate to state owned land, private lands possibly bequeathed to the Township, or by local citizen groups . A good central location would be with the Township Hall . 3. Promote broad scale recreat i on concepts in terms of game management, shorel ine protection , and pollution control. 4, Encourage the maintenance restoration and accessibility of cultural h i stor i cal features related to Indian populations and early missionary act i vities . Resort Township - By 1990 , Resort Township may be the third mo st populous c ommunity in the County and therefore will generate comparatively large demands for recreational services. acres by 1990 . Stati stically, there may be a park land deficit of 13. 8 Existing recreation services are provided by the Resort Sc-hool and larger parks in Petoskey, Currently , there is only one small public access site on Walloon Lake and none on Lake Michigan. Resort Township Recreation Plan entails the following : 1. For general Township recreation, the acreage requirements by 1990 may be satisfied by expandi ng the school site. An active sports recreation area may also be located with the fiTe station on Intertown Road. 2. Long range neighbIDrhood recreation areas should be developed in terms of the recommendations of the Petoskey Area Plan . Parks may be sited with elementary schools , unless there are scenic natural features (woods, waters , topograpp.y, etc.), in the neighborhood that should be reserved as public open space. 3. In an effort to broaden the recreational resources of the community, seek to acquire park- recreation areas in one or all of the following locations : On Little Traverse Bay, at the north end of Townline Road On Walloon Lake , perhaps in the vicinity of the Manthei Veneer Mill - 43 - �I I I I I I I I I I I I I I I On the north end of Walloon Lake at the south extremity of Cemetery Road Enlargement of the public access site on Walloon Lake at ResortPike Road, Other scenic Township areas with a potential for diversified outdoor recreation , preferably to serve all seasons of the year. 4. Protect the scenic image of the T o wnship and the broad scale resource areas for wildlife management and large scale outdoor recreation of a passive nature, 5. A second potential recreation resource oriented to Little Traverse Bay may involve future land re-claimed from quarrying activities by the Penn-Dixie Corp , This is a long term future possibility. Springvale Township - This community is expected to have a slight to moderate increase in population through 1990 , Major recreation resources include state forest land, Pickerel Lake, and the Minnehaha River, Currently, there are no Township park facilities and there will be a statistical need for 5, 7 acres by 1990, L Local park and recreation area may be developed near Epsilon to achieve a good central location, A facility on Ellsworth Road or east Pickerel Lake Road would also be near populated areas. 2. In order to enhance public access to broad scale recreation resources, park and recreation areas should be provided on Pickerel Lake and/ or Crooked Lake, Existing state public access sites on these lakes could be enlarged, 3, Protect the Minnehaha River from over de v elopment and pollution, Estab lish scenic corridors along the river to retain the natural scenic attractions for canoeists and fishermen, 4, Reserve some rolling topograhpic areas for local recreation - hiking, sledding, etc , Some steeper slope areas may have ski resort potential. - 44 - �I I I I I I I I I I I I I I I ' Wawatam Township and Mackinaw Village - Modest population increases have been projected for the Wawatam - Mackinaw community. With existing local recreation areas, this will leave a 15. 7 acre surplus by 1990. Community recreation areas now include Mackinaw City's park on Cecil Bay and the Mackinaw High School. Well over half of the Township's land area is in state forest land, and the principal access to Wilderness State Park is through the Township. L The nature of Wawatam Township in terms of projected growth, land use, land ownership and traffic pattern suggest that there are no basic local recreation deficiencies. Moreover , the major portion of the local recreation demand can be met with facilities in Mackinaw Village. 2, Local recreational facilities in Mackinaw Village may be increased if the rate of population growth increases and new industry is attracted into the area. Neighborhood parks and community recreation areas should then be provided in accessible locations. On the basis of broad scale recreational resources, additional park land should be acquired on Cecil Bay, before it is entirely subdivided. Seasonal home subdivisions should then be designed in cluster developments off the immediate shore areas. 4. Other community recreation may be developed on the state owned lands, school forests , and perhaps on former sanitary fill lands. The Township owns 125 acres of land north of French Lake that has broad recreation use potential. 5. Tourist recreation in the Wawatam - Mackinaw community is greatly enhanced by Fort Michilimackinac. This outstanding historical attraction is an authentic re-creation of the old fort community and is a model culturalhistorical-educational facility. Mackinaw Island, the Mackinaw Bridge, Wilderness State Park, and the Straits of Mackinaw combine with the iFort attraction into a major tourist complex. 6. Broad scale recreation resources in the area can contribute to tourist stayi ng power. Frenchman ' s Lake in Wawatam Township is the site of a wildlife flooding project and proposed state campgrounds. The Carp Lake Riv er should be protected as a canoeable trout stream and vacation activity area . Most of the Township is important as a deer yarding region. - 45 - �I I I I I I I I I I I I I I West Traverse Township - Because there are no public parks, West Traverse Township will have a statistical need for 4. 0 acres of community parks by 1990. Actual acreage need could go beyond this if the Harbor Springs community experience substantial amounts of new growth. This could necessitate one or two neighborhood parks. Tourist visitation and seasonal home developments are quite advanced in the Township. The Land Use Inventory showed 135 seasonal homes and 110 one family homes. The community's ready access to ski resorts, harbor facilities and state forests makes it attractive for recreation. Also, there are scenic woods, some steep topographic areas, and panoramic views over Little Traverse Bay. Some local recreation actions may include: 1. Provision of open space resources in developing residential areas to: break-up the urban pattern, provide neighborhood play areas (sledding, skating, picnicing, etc.), protect scenic resource areas in their natural or wilderness images. 2. Attempt to secure Lake Michigan frontage for Township recreation uses. Open land along the shoreline is scarce and it may take years to establish a significant public open space resource on the Lake. 3. Consider developing a central community recreation area in one or more of the following locations : (a) the 80 acre Emmet County Winter Park (privately owned) in Section 3, if it becomes available; (b) on lands now utilized for sanitary fill purposes at Houghton and Quick Roads; (c) perhaps in Sections s ·and 32, at the _west end of MiadLe. Road . 4. Another recreation resource for Township residents is the 80 acre tract owned by Friendship Township, one-half mile north of West Traverse Township. This tract could be jointly owned and operated for recreation purposes by both communities. If the Township Hall is ever moved or reconstructed on a larger site, it could be located on a recreation area to provide community building services as well as a large town hall site. -46- �I I I I I I I I I I I I I I Cities of Petoskey and Harbor Springs - Both of the incorporated Cities have statistical park land surpluses through 1990. population . Both are expected to increase in As a part of the County Recreation Plan, the separate recreation plans prepared for these two communities are hereby declared to be a part of the C o unty Comprehensive Recreation Plan. The separate Plans are referenced as follows : 1. Vilican-Leman & Associates, Inc., Recreational Facilities, Petoskey Area Planning Commission, January, 1969. 2. Williams and Works, Comprehensive Plan, Harbor Springs, Report 1, 1969. Because of the vast land and resource potentials of Emmet County, it is difficult to foresee every specific local recreational need that may; evolve in the ye a rs ahead . Hence, it is expected that the County Recreation Plan may be amended from time to time to reflect the optimum needs of the moment. These may relate , to population •g rowth, new town developments, desire to preserve a resource not now inventoried, and/ or to accept land bequests from philanthropic persons in the community. Also, the evalvement of a county park system could reli·e ve the individual '. townships of some recreation responsibilities, or may supplement e x isting township parks. -47- �C £ C I L . -~ 8 ~G . . A r T.HN. ,.► ~ 8 STllHGEON ~ .. y 8 r r ~ ~ ~ j ' t ~ ~ -"~~--~ '. I_ ' 1 71 ~ jf T 57N. : I I I I I J□ -J L_ ~ --~:, ---- -- u- : '~~ U 1 :; H It H i -.._..,, I h' .'\~. 01. ii lr. , I T ~: I . : . ;if---=--=--=-~3-~::~~, , J~p :;P ,, ll i! ••,,........ ji v,l~w;n• ~==~ ~ . r . T ' ' l--~ - ~ ~ L _JI . ,_---~:~~: __] T. 36N I 1,., In JI 1, .....::;:~~ ~ n1 ;D~[ u - - c~~-_- .~ I \I I -"(~.g; ~... ,. 1.. ' ·i' _ . \I_'._ r=-=,1 ~ __, lJ -· .. I [- ~ .. .,,J..L ,, - ---- : : -: - ..::,rr L=-· ,. _~ ,GJ ~nf]-- -------1 ,1.~ut De ,ii~D'l□C______. .U 4~ - ,~"=-.· 1: I -<>- -<>- .....,..,... • ~I 1 :=1• ~ I ~%,:- - _J _: _;- II ~"'~ 'i!i,~. - • . - 'if~ - >f'."'-~ w E :--] ~~LW~ -· L 1 0-.-, 1 T 1 - - · -· L j , I , ; ·]I •• .~ I • 1. lra; . 1JI' - : ~ nnl ,r 1 ~~~_::- . t.., ~~ ~ "' 11 dl··--J----~1 t "J T 30N. '{ .J LITTLE TRAVERSE 8 A Y ... ... 4P:-, ,F',7 '--.- · I" .1 j~ 1 s " • II • 1CT--=dr -- ... "'=l I ,' (\~1'' ' \ ~ : J-!□ I ! · 1 ~cu=~- • \; - 2.__..!l! ., 1I ,~ ~ ~L I, _.. LJ-1'~LJ~]l ~s-o ~~~:·__!i j~~-· _ ... • ·!. , 1n1 · .', -~ 1:=J. l- .-1-~--r__..:In ,,_ .- : -~ -~ _,-. 2J_l --~~ -R di ~l ~"=='===='Jo·-· ~ =;r= -- - --,~ E l A ._J -, , • · E' 1 '""" ~o- 7 1/ ~~ P> • I I ~"-----:_. __. ' a• l'.c= ~ H(( \\ n .... I ~ ~ ~'IL ,,I'/ ~ r# I.L~&• • ,1 Of ..-,. ~ rt ~ ""°" --- ---=----,........._~ ,... --•:i•.u-~ "'!.II ......... •4' ~ · : J l ~ N C - - - N'll"a~ . ~r-«-.. LIM ~ UUS"......cl ~ ~ • OIUE n MCTIQll'9l ;:Jl f"!!ill«-IIJ-c.6"Ta.t•S.. U .......~ ~ l ' l 'r!C ~ ~.~ CJI~~ - -• ~ ~ ++ • vifico11 ~ lemoa a oasoc.. ii,c.., p l oa11 i 119 co111allon11 I RECREA TION EMMET M \\ ~ -~ - ~ - - :~J - ~ COUNTY [ ' "' PLAN II ,. 11. COUNTY R 4W HARDWOOD STATE FOREST PROJECT BOUNDARY (modifl•d tom•what to r•f l•ct land ownu1hlp a u /1t lng usu ) EX IST ING REG IONAL PARK· RECREATI ON AREAS EX IST ING LOCAL RECREAT ION l comrnuni ty a ac hoo I PROPOSED REG IONAL a COMM UNITY -WI DE RECREA T ION (rtur 1tr•am corridor, , lake accH1, a ruou rce protect ion) POTENT I AL LOCAL-COMM UN I TY RECREAT I ON AREAS ( i ncl udu ol ternatt 1i h1} POTENTI AL WILDERNESS I MAGE ACCESS TO STATE PARK + )\ II \\. !., r ,. ~ r I �---, COUNTY-WIDE RECREATION PLAN RECOMMENDATIONS RECOMMENDATIONS 1. County Entrance Points There are four key roadway access points that can be regarded as County entrances, Entrance points may feature information centers, attractive landscaping, and/or coordinated sign treatment, as they give visitors an immediate image of the County. Harbor areas and airports are also entrance areas that need beautification attention. 2. I ~ 00 I SUGGESTED ACTION Either the County or interested groups within the County should initiate a program to beautify County entrances. Similar action should be taken by the larger communities so that uncontrolled billboarding and unsightly land uses are avoided. Countywide zoning or local zoning ordinances should support the concepts of attractive entrance points. Historical Sites Emmet County has significant historical areas to interest tourists and enrich the cultural characteristics of the County . Both Catholic and Protestant missionaries pioneered early County development through their work with the Indians. Some dominant historical areas which hold a potential for increased tourism-recreation development include : ( 1) original Indian mission sites, and early churches ; (2) Indian burial grounds and Indian village sites ; (3) lumbering history; (4) the cottage of the Hemmingway family, and (5) the passenger pigeon. Former mission communities, historical villages , and lumber towns can be successful tourist attractions, and would complement Fort Michilimackinac. The County should work with religious faiths, local historical groups, the State Historical Commission and others, to evolve a strong inter-related historical recreation complex. It is advantageous that the strong history of the County relates closely to the natural attractions of the Lake Michigan shore. Measures to safe- guard existing nistorical features should be explored as well as methods for financing developments . Cross Village has a particularly strong Indian-missionary history that can be enhanced by historical development projects. Other points of interest along the Lake Michigan shore can be worked into the historical area known as L'Arbre Croche Country. �- - 3. Parks and Public Access Sites Emmet County, as a unit of government does not own or maintain any parks. The State, individual townships, and municipalities own and operate existing facilities for outdoor recreation. Fort Michilimackinac, Wilderness, and Petoskey State Parks attract most of the tourist oriented recreation, although ther-e are other public access sites and campgrounds, . Each park site and recreation area should have a development plan which respects the carrying capacity of the land. As the demand approaches the park 1 s carrying capacity, then the next phase of planned development should be implemented, and/ or another park area established. The attraction features of each park should also be multi-faceted, so that there are items which can interest all age groups. A campground, for example, will function best if it can provide scenic trails, playground apparatus, historical features and monuments, and unique natural features (rock strata, wiidlife, pla::i:r.t life, etc.). I .i,. '° I 4. - The County can appoint a committee(s) to evaluate the aesthetic and recreational qualities bf _all existing park sites. Recommendations for improvements, expansions, and broadened services should be made to the appropr-iate sponsoring agency. Although Emmet County has a comparatively low total population, it would be well to investiget:e the desirability of establishing a County Park system, perhaps under a County Recreation Authori_tv. County parks could then be developed in critical _ , recreation and resource areas where state, township or village governments may not wish to act or cannot act. This would broaden the County 1 s resources to develop recreation areas and preserve scenic attractions. Game and Fish Management County support of State fish and game management practices is important to the encouragement of hunters and fishermen. Land developments and land uses which infringe upon game longevity should be avoided. In addition to the problems of stream bank erosion from improper building and tree cutting, and the extension o f highways through hab itat areas , snowmobile operators should be restr ic ted from game areas de eme d vital for gan1e management success. Game management programs should encompass three major land owner ships : ( l) the Hardwood State Forest , (2) other public lands , and (3) private recreation-forest acreages. Timber, fish and game management practices are essential elements of ecological balance, a concern which extends into adjacent counties as well. With the assistance of the particular agencies respons i ble , periodic reports should be available on area resource management. Moreo v er , the retention of productive farms should be recogn ize d as an i mportant element of game management. �5. The Wilderness or Northern Image Emmet County is unique from metropolitan areas, because it is 11 up north'' and has the aura of a great outdoors and wilderness. Although there are more primitive regions in Michigan, Emmet is readily accessible by land, water and air from metropolitan areas. Hence, the image of a woods, waters, open space character must be maintained in the face of pressures to over develop. I (JI 0 I 6. Wilderness type areas in Emmet County are in the WiLderness State Park, Wa Watam Township, the region between Larks Lake and the ski resorts, and in the lower half of Springvale Township. Woods, rolling topography, and swamp areas ensure this image at present. The state and private forest owners will be most responsible for determining the extent and use of wilderness type areas. Tree cutting on hill sides and along the roads are key areas of concern. Canoe waters should be given high priority for scenic easement protection and efforts made to identify and promote canoeing as a significant recreational feature of the County. Streams must also be protected for their value in producing fish and their role in game management. Topographic Resources The region including Emmet County is unique for its rolling-hilly landscape. Of importance is the fact that there are numerous scenic overlooks and commanding views of Lake Michigan and wooded country side. There are broad valleys and wide vistas in many interior county areas. Scenic views offer exceptional recreation potential with a high attraction for tourists and visitors from the flat land regions of most metropolitan centers in the Midwest. The County should pursue a long- range program to develop and/ or promote access to strategic hill tops. Boyne Highlands and Nubs Nob are examples of economic use of topographic features. Hiking trails should follow carefully planned routes to offer variety in terms of occasional views from ridge lines, land form, game areas, and forest types. Scenic views from highways should also be protected from urban development. One example is on US - 131 as it enters Petoskey from the south (Rotary Park area.) �7. Winter SE_orts Snow and climatic conditions in Emmet County have proven the potential for a long winter sports season. Current activities include skiing, snowmobiling, and skating. Winter sports activity is heavily oriented to the major ski resorts of Boyne Highlands and Nubs Nob. Where feasible, smaller hills in Township or City areas should be reserved for casual winter play activity. A good example is Petoskey' s Winter Sports Park. Sledding, tobogganing and skiing would be permitted. Too often the topographic resources become developed for cottage-resort use, and the community at large has limited access. Snowmobile trails should be extended throughout Emmet County and into adjacent counties to fit into long cross-country trails. Utility easements (power lines and natural gas) offer good potential for long distance trails. Cross country skiing and snow shoe routes also afford good active outdoor recreation. Perhaps the Wilderness Golf Course and recreation subdivision in Ca_!p Lake Township could be diversified into a snowmobile resort complex. I U1 ..... I 8. Geologic Points of Interest and Minerals A significant recreation attraction to area visitors are land forms which differ from the visitors I home area. Their importance is demonstrated by the efforts of the N~tional Park Service to acquire and develop the Pictured Rocks area near Munising. Emmet County has geologic attractions, most notably the cliffs along Lake Michigan and the limestone quarries. The "Petoskey Stone" is a product of geologic time and is commemorated - by an historical marker in Petoskey. Lake Michigan sand beaches are another highly attractive resource. Geologic and physiographic interest items should be catalogued, mapped, described in terms of unusual features, historic importance and accessibility. Efforts should also be made to reserve and preserve scarce resources , such as the sandy beaches which extend from the Cross Village area to Wilderness Park. Some undeveloped lake front still exists in the area . �9. Private Recreation Enter.E_rises The variety of resources and nearness to metropolitan areas opens the door for private recreation enterprises for all seasons. Boat marinas, lake trolling, recreation farms, dude ranches, guided tours, camping areas, canoe liveries, vacation homes, and ski resorts hold varying potentials for individual investment. Moreover, transportation factors are improving and metropolitan centers continue to expand, increasing the demand for outdoor recreation. Private recreation must be part of the comprehensive recreation picture and the concept of multiple use encouraged. Abandoned farms, marginal farms, and productive farms may offer year around recreation services for hunting, camping, hiking trails, vacation farm activity, snowmobiling and the like. Boating and canoeing are also popular activities. I u, N I 10. Research and Education The University of Michigan operates a forest research facility near Pellston that encompasses several square miles of land. Within the research area are two important streams -- Van Creek and the east' branch of the Maple River. Private outdoor recreation is needed if the area is to reap economic benefits from the field of tourismrecreation. Public parks and access sites represent only part of the required services. To the extent feasible, individual (e.g. groups or persons) developments should work into the total County theme for recreation and must form at least one segment in a complex of recreation opportunity. For example, golf course locations should consider their role in the establishment of vacation home sites, retirement villages, resort developments and related. Therefore, public parks, historic attractions, and private tourist attractions must recognize the importance of their facility in terms of its total attraction potential. Will the facility be attractive and of quality, is it self- supporting, can it also promote the use of other facilities, does it contribute to wild life management and resource conservation? Answering these basic questions will decide whether or not a recreational facility is part of a comprehensive recreation system. On- site tours would prove to be an educational experience for tourists who may have little prior knowledge of forest management practices and ne-w methods being employed. A complete educational complex may include an operating sawmill, examples of timber grades, and related aspects of the timber industry. Private wood using industries in the County could add to the forest industry tour to demonstrate the facinating aspects of this industry. The recreation of a logging town (perhaps Pellston) can also promote some of these objectives. �11. Trails The physiography of Emmet County is highly adaptive to the development of scenic trails as these are necessary to complete the access sytitem to the area's recreation attractions. Depending on the particular site and season, wooded trails may be designated for hiking, snowshoeing, bicycling, horseback riding, cross- country skiing, snowbwbiling, motorcycling, and jeep tours. One trail cannot practically satisfy all modes of transportation, but trails should be designated for most types. 12. I (JI I.,.) Cooperating groups and agencies concerned with Emmet County and its environs, should act to develop a diverse trail system . With renewed interest in bicycling, it may be unique to develop a bicycle path through part of a timber stand . The same trail could be used in winter for snow-·shoeing or crosscountry skiing. Equestrian pack trains into the Wilderness Park area could be an attractive ~_tourist experience. Of interest would be historic explorer routes, Indian trails and the cross-country routes -of early missionaries. Several of these must exist between Petoskey, Harbor Springs and Mackinaw City. (L'Arbre Croche County) Lakes, Ponds and Rivers Water oriented recreation is a major area attraction for tourists, summer home residents and sportsmen. As a rule there is less water access in resort areas than there are tourists. Over use and over development is therefore a problem. Protecting the water resources of Emmet County will be a major implementation objective, and involves the State,. County, , and private land developers . The public concern should be to encourage better development practices so that pollution does not occur, and water recreation opportunities are not limited to the privileged few. The concept of.cluster developments is one means to achieve both pollution control and resource preservation. Public ownership or community control of shorelines, river banks, and scarce sandy beach areas is the best preservation measures provided an allowance is made for private development needs. At the present time, there are undeveloped beach areas, river valleys, lakes, and ponds that should be preserved for broader public enjoyment and not subdivided into small lots. � 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 Emmet-County_Comprehensive-Recreation-Plan_1970 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1970-03 Title A name given to the resource Comprehensive Recreation Plan Description An account of the resource The Comprehensive Recreation Plan for Emmet County was prepared by Vilican-Leman & Associates, Inc. in March 1970. Subject The topic of the resource Comprehensive plan publications Recreation--Planning Emmet 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/4fa777eaecaee78ac3072cbda68381c4.pdf effd17fd8a781d75ed3d0945da611d2c PDF Text Text ER and WATER · FACILITIES �I COMPREHENSIVE PLAN FOR SEWER AND WATER FACILITIES Emmet County, Michigan APRIL, 1971 PART I-A: Population, Economic Conditions, Public Utilities, Resources, Agriculture, Land Patterns, Trends and Water Resources. PART II-A: Maps of the Planning Area, Soils, Topography, Land Use, Sewer and Water Systems. B: Financing Plan C: Plan Updating Proposal PART III: Comprehensive Sewer and Water Plan PREPARED FOR: THE EMMET COUNTY PLANNING COMMISSION PREPARED BY: VILICAN-LEMAN & ASSOCIATES, INC. COMMUNITY PLANNING CONSULTANTS 29621 NORTHWESTERN HIGHWAY SOUTHFIELD, MICHIGAN 48076 and McNAMEE, PORTER & SEELEY CONSULTING ENGINEERS ANN ARBOR, MICHIGAN The preparation of this report was financially aided through a Comprehensive Sewer and Water Planning Grant fro~ the Farmers Horne Administration of the U.S. Department of Agriculture. �COUNTY PLANNING COMMISSION WARD H. WALSTROM, Chairman DONALD HODGKISS, Vice Chairman CHARLES WILLS, Secretary ROBERT CILKE, JR. JAMES Co ESTERLINE THOMAS FAIRBAIRN SEBERON LITZENBURGER HARRY PINTARELLI ROBERT TRACY COUNTY BOARD OF COMMISSTONERS HUGH HEYNIG, Chairman HUBERT BACHELOR ROBERT CILKE, JR. AL FOSTER ROBERT J. GREENWELL ERNEST KUEBLER DONALD D. JARDINE ERNST MANTHEI FRANK SCHMALZRIED J o H. WEBSTER Eo So WIXSON �C O N T E N T S FOREWARD l POPULATION 1 TRENDS AGE GROUPS PROJECTIONS OTHER CHARACTERISTICS 1 2 4 6 AREA ECONOMIC CONDITIONS 8 FINANCIAL CONDITIONS 9 EXISTING PUBLIC UTILITIES AREA-WIDE TRANSPORTATION WATER AND SEWER UTILITIES SANITARY LAND FILLS (Solid Waste Disposal) CENTERS OF TRADE AND COMMUNICATION NATURAL RESOURCES SOILS TOPOGRAPHY DRAINAGE PATTERNS WATER RESOURCES AGRICULTURE, LAND PATTERNS AND TRENDS LA.T\JD PATTERNS POTENTIAL FOR RECREATION AND TOURISM TRENDS IN COMMERCIAL USES TRENDS IN INDUSTRIAL USES EMPLOYMENT BY OCCUPATION TRENDS IN RESIDENTIAL USES 13 13 15 17 19 23 24 27 29 30 32 35 39 40 47 47 51 WATER RESOURCES 59 LONG RANGE FINANCING PLAN 60 PUBLIC ACT 185 GENERAL OBLIGATION BONDS ACT 94 REVENUE BONDS STATE AND FEDERAL AID ACT 188 SPECIAL ASSESSMENT BONDS 60 61 62 62 63 PLAN UPDATING PROPOSAL 64 COMPREHENSIVE SEWER AND WATER PLAN 66 WASTE WATER COLLECTION AND TREATMENT COMMUNITY WATER SYSTEMS FUTURE WATER SUPPLY SYSTEMS 66 72 79 �T A B L E S • 1. HISTORY OF POPULATION GROWTH - 1900-1970 1 2. POPULATION TRENDS: 3 3. SUMMARY OF COUNTY POPULATION PROJECTIONS 4 4. PROJECTIONS FOR COUNTY CIVIL DIVISIONS 5 5. RESIDENTIAL DENSITY IN SELECTED AREAS 6 6. HOUSEHOLD SIZE - 1960 7 7. STATE EQUALIZED VALUATIONS BY COMMUNITY 11 8. TYPICAL TOWNSHIP - SCHOOL PROPERTY TAX 12 9. RESIDENTIAL WATER AND SEWER SERVICES 16 10. INVENTORY OF COMMUNITY SERVICES 22 11. COUNTY SOIL RESOURCES 25 12 . SELECTED FARM CHARACTERISTICS 33 1 3. VALUE OF FARM PRODUCTS SOLD 34 14. EXISTING LAND USE 36 15. RETAIL SALES BY YEAR 42 16. 1960 OCCUPATIONAL CHARACTERISTICS 48 17. EMPLOYEES BY MAJOR INDUSTRY GROUP 50 18 . PETOSKEY, MICHIGAN - COMPLETE CHEMICAL ANALYSIS OF WATER 74 A.W.W . A. WATER QUALITY GOALS U.S.P,H . S. DRINKING WATER STANDARDS 74 HARBOR SPRINGS, MICHIGAN - COMPLETE CHEMICAL ANALYSIS OF WATER 75 MACKINAW CITY, MICHIGAN - COMPLETE CHEMICAL ANALYSIS OF WATER 76 WELLS DRILLED IN EMMET COUNTY IN 1970 78 1930 to 1970 • 19. 20 . 210 22 . �I L L U S T RA T I 0 N S J J EXISTING SANITARY SEWER SERVICE 22A EXISTING COMMUNITY WATER SERVICE 22B GENERALIZED SOIL RESOURCES 24A TOPOGRAPHY 27A EX I STING LAND USE 35A RESIDENTIAL AREAS PLAN 53A FUTURE COMMUNITY WATER SERVICE 69A FUTURE SANITARY SEWER SERVICE 79A �A P P E N D I X T A B L E S J J J 1. --;--- EXISTING LAND USE - SUPERVISOR DISTRICT NO. 1 A-1 2. EXISTING LAND USE - SUPERVISOR DISTRICT NO. 2 A-2 3. EXISTING LAND USE - SUPERVISOR DISTRICT NO. 3 A-3 4o EXISTING LAND USE - SUPERVISOR DISTRICT NO. 4 A-4 5 EXISTING LAND USE - SUPERVISOR DISTRICTS NO'S. 5 - 11 A-5 0 �FOREWORD J J This report is titled the "Comprehensive Sewer and Water Plan", for Emmet County, Michigan, and was funded by a planning grant from the Farmers Home Administration, U. S. Department of Agriculture. When application was made for the Farmers Home Administration planning grant, a supplemental planning program was funded by the U. S. Department of Housing and Urban Development to prepare a County-wide Comprehensive Land Use Plan. The operation of this two phase planning program resulted in a more comprehensive approach to County planning. The Water and Sewer Plan is more complete because it benefited from detailed land use plans developed under the "70ltr work. Conversely, the Comprehensive County Land Use Plan will be more complete because of the research completed for this plan. The two programs dovetailed well from a technical point of view, and both were coordinated under the auspices of the Emmet County Planning Commission . This Plan was accepted and approved by a formal resolution of the Planning Commission on April 21, 1971. It is cautioned that much of the basic statistical analysis work was completed before any 1970 census data was available. Hence, persons using this report should consider this unavoidable limitation. For some data, however, census data recently available has been trinserted" to give a more accurate trend picture. J l - �COMPREHENSIVE SEWER AND WATER PLAN: PART I and PART II �POPULATION !Eart I Ao 1 . ) In November of 1969, a Comprehensive Analysis and Report of Population in Emmet County was prepared with FHA Planning Assistance Funds. The conclusions from that report are summarized and updated herein so that the finds will be current for this Comprehensive Water and Sewer Plan. TRENDS Emmet County's population in 1960 was lower than it was in 1950. Also, the County's population in 1930 was only slightly lower than the 1960 total. However, the 1970 Census reports show a 15.3% increase over 1960. Despite this recent gain, the County reached its peak population in 1910. The history of County population change since 1900 is summarized in TABLE 1. TABLE 1 HISTORY OF POPULATION GROWTH - 1900 to 1970 Emmet County County Population Census Year 1900 1910 1920 1930 1940 1950 1960 1970 15,931 18,561 15,639 15,109 15,791 16,534 15,904 18,337 Emmet County's past growth represents a long period of population stability, despite two World Wars, a major depression and other volitile national growth influences. In the decades from 1930 to 1970, the population increased 14.6%, yet the 1910 population was 230 persons higher than in 1970. Emmet County is composed of 16 Townships ranging in size from 185 citizens to a population of 2,450. The past growth pattern of these communities varied from one another, some increasing gradually while others lost population. - l - �TABLE 2 illustrates the recent history of population growth among the communities of the County. Only four Townships have increased in population in each Census year between 1930 and 1970. These are the Townships of Little Traverse, Littlefield, Resort and Springvale. Bear Creek Township and West Traverse Township have experienced consistent growth since 1940. Between 1950 and 1960, eight Townships reported population decreases . Since 1960, six Townships reported declines . Population losses since 1960 occurred in the Townships of Bliss, Carp Lake, Friendship, McKinley, Pleasantview and Readmond. Those that experienced increases, exceeded the growth rates of the Cities and Villages . Little Traverse and Center Townships increased by a rate ov~r 60%. WaWatam Township had the lowest percent increase at 17.1% which exceeded the County average of 15.3%. In the order of importance, the largest numerical population gains occurred in Bear Creek Township, Little Traverse Townsnip, Littlefield Township, Resort Township, Harbor Springs, Petoskey, Springvale Township and Center Township. AGE GROUPS ,Some of the population age group data which characterized Emmet County in 1960 is described below. This data should be re-evaluated when the results of the 1970 Census become available. 1. Pre-School Age (Under 5 years) In 1960, 12.4% of Michigan's population was under five years of age . West Traverse Township had 16%. In the order of highest percentage, Springvale, Bear Creek, Wawatam, Resort and Friendship Townships also exceeded the State average. Pleasantview, Center and Cross Village Townships reported fewer than 6% of the population in this age group. 2. School Age to young Adults (5 to 24 years) Both the County and State have 33.7% of their population in the school age - young adult group. Eleven of the 16 Townships have higher than average proportions, with Readmond, Friendship, West Traverse, Bliss, Center and Resort Township's exceeding 36% ~ 3. Family Forming or Young Labor Force (25 - 44 years) A consistent population disparity with State averages in northern communities is the family forming or young labor force population group. The State reported 26.5% of the 1960 population in this group, while Emmet County reported 21.8%. Only Pleasantview Township exceeds the State average, with 53% of the population aged 25 to 44 years. In contrast, Cross Village and Center Townships have less than 16% of their population in this age group. - 2 - �\---4 L.J TABLE 2 POPULATION TRENDS: 1930 to 1970 Emmet County & Civil Divisions Township_s_: w Bear Creek Bliss Carp Lake Center Cross Village Friendship Little Traverse Littlefield McKinley Maple River Pleasantview Readmond Resort Springvale Wawatam West Traverse 1930 __ 1940, 1950 - 1960 - 1,227 399 374 442 323 336 4-40 691 1,121 53 8 165 362 656 298 298 270 7,94-0 1,204 421 431 425 290 428 481 835 980 540 207 4-40 708 371 343 245 8,349 1,756 355 524 307 228 297 575 842 845 415 114 352 727 387 397 319 8 , 4- 4-_0 1,859 298 464 215 14-0 318 602 906 8 4-3 335 198 246 74- 8 467 368 326 8,333 287 1, 4-2 9 '283 810 5,740 7,169 330 1,4-23 326 562 6,019 7, 44-2 319 1,626 365 4- 4-2 6, 4-6 8 8,094- 290 1,433 336 429 6,138 7,571 15, rog 15,791 16,534- 15,904 60 to 70 Chan~e Number Percent 591 31. 8 - 16 - 5.4 - 5.4 - 25 134 62.3 45 32.1 78 -24.5 63,6 383 39.7 360 - 0.9 8 23,9 80 _ 3 7. 4 - 74 - 12 - 4.9 · 2 51 34.9 4 2. 0 196 17.1 63 28.8 9 41,98423.8% 1970 2,450 282 439 349 185 2 4-0 985 1,266 835 415 1242 3 41,009 663 431 4-2 0 10,327 Cities & Villages: ~':Alanson Harbor Springs *Mackinaw City (pt) ~•:Pellston Petoskey City County NOTE: - 72 229 6 40 204 4-3 3 2--;1+21 2 4-. 8 16.0 - 1.8 9.3 3. 3 s-:r 15. 3% 362 1,662 330 469 6,342 8,004 18, 3 jl Villages indicated with* are included with their respectiv e Townships and not added under the category 11 cities and villagesir, �4. Mature Family Group (45 to 64 years) Nearly 21% of the County population is aged 45 to 64 years, which compares closely with the State's proportion of 19.2%. Township proportions range from the low 11.6% in Pleasantview to the high of 26.5% in Center. In general, Northern Michigan communities have higher proportions of mature family aged groups and Emmet County reflects this pattern. 5. Retirement Age Group (65 and over) Emmet County has a significantly higher proportion of retirement age citizens than the State (12.1% compared with 8.1%). Only two Townships have percentages lower than the State average: Pleasantview 3% and Friendship 7.9%. Cross Village has the highest proportion with 27.1%. A large proportion of retirement age citizens is also typical of northern area communities. PROJECTIONS For the purposes of the Emmet County Comprehensive Plan, four population projections to 1990 were completed for a 22 year projection period, beginning with 1968 . These were done before 1970 Census data was available. The results of the various methods are summarized on TABLE 3. I I TABLE 3 SUMMARY OF COUNTY POPULATION PROJECTIONS Emmet County Projection Method 1960 Population 1990 Projection Long Term Arithmetic 15,904 18,331 16,700 Long Term (Dept. of Commerce) 15,904 18,331 18,180 Short Term Arithmetic 15,904 18,331 21,890 Short Term Ratio Apportionment 15,904 18,331 22,000 Average J 1970 Population 19,9 4 0 - 4 - �If the four projection methods are averaged, the 1990 population would total 19,940 persons . As a general conclusion, the short range projection techniques appear to be the most accurate in view of the 1970 total population. If the current pace of growth continues, the 1990 "average" projection figure will be reached by 1980. It was assumed that the Michigan Department of Commerce projections for the Civil Divisions of Emmet County would be reasonable working estimates of future population. These are presented along with the adjusted population for communities in the Petoskey Area on TABLE 4, "Projections for County Civil Divisions". The 1970 population Census strongly indicates that many Civil Divisions are growing more rapidly than the Department of Commerce figures indicate. In any event, it should be recognized that projections for smaller community areas, are tenuous and more subject to inaccurate results. Also, the process of apportioning a total County population of less than 20,000 persons among 18 communities is always a questionable procedure. TABLE 4 PROJECTIONS FOR COUNTY CIVIL DIVISIONS Emmet County County Civil Divisions 1960 Population Bear Creek Township Bliss Township Carp Lake Township Center Township Cross Village Township Friendship Township Little Traverse Township Littlefield Township (Alanson) McKinley Township Maple River Township Pleasantview Township Readmond Township Resort Township Springvale Township WaWatam Township West Traverse Township Harbor Springs (City) Petoskey (City) Total County 1 2 - 1 1990 Projection 1990 Projection Adjusted for Petoskey Area Projections 1,859 298 464 215 140 318 602 906 843 335 198 246 748 467 368 326 1,433 6,138 2,63Q 247 582 94 65 238 770 1,040 810 226 165 150 860 565 450 400 1,750 7,138 2,380 Low 3,165 Low Low 7,520 15,904 18,180 22,502 5,050 Low Low 4,387 Low Low Michigan Department of Commerce Projections. The 1970 U.S. Census provides a basis for re-evaluating the projection results for Civil Divisions. Vilican-Leman & Associates, Inc., Projection for the Petoskey Area Planning Commission, and comments based on 1970 Census findings. - 5 - 2 �With t he adjustments made for Petoskey, Bear Creek Township and Resort Township, the total projected 1990 County Population is 22,500 . This f i gure will be used for the purposes of the Comprehensive Plan. It is r easonable, but slightly conservative in view of the 242.7 person per year growth experienced since 1960. OTHER CHARACTERISTICS 1. Commuting Patterns Ac cording to t he 1960 U. S . Census of Population, 262 workers commut ed to jobs outside of Emmet County (5.5% of the employed workers ). Comparat i ve commuting rates in adjoining Counties are: 6 . 0% in Ot sego, 7. 5% in Cheboygan and 11 . 3% in Charlevoix o It may be conclu ded that a comparatively high rate of persons who work in the County live in the County . Hence, a new employment source in Emme t Cou nty will attract employees and families into the County as well . 2. Dens i ty For each resident in Emmet County there is 16.2 acres of land . Considerably less per capita area is available when the influx of tourists are included . The results of an analysis of density for selected residential blocks in the County are presented on TABLE 5 . TABLE 5 RESIDENTIAL DENSITY IN SELECTED AREAS Emmet County Select ed Commu nity Land Eer Dwelling Alanson Brutu s Conway Cross Village Pells t on Lev ering Oden Pon-she-wa-ing (Oden) Paradise Lake Van 1 0,000 12,500 7,650 15,000 6,600 9,720 12,860 6,000 12,500 15,000 square square square square square square square square square square feet feet feet feet feet feet feet feet feet feet Dwellings :12er acre 4 o3 3. 5 5. 7 2. 9 6.6 4. 5 3. 4 7.3 3. 5 2. 9 The fo r ego i ng density l ist i s based on sample blocks in areas where the r e a r e no community water or sewer systems . Within each community area individual homes may be sited on either smaller or larger sites . - 6 - �Households & Family Size In 1960 there were 4,696 households in Emmet County as reported in the U. S o Census of Population. Dividing the population in households by the number of households gives an average population per household of 3 . 33 persons. This is compared with other communities in TABLE 6 . TABLE 6 HOUSEHOLD SIZE - 1960 Community The State of Michigan Emme t County Charlevoix County Cheboygan County Grand Traverse County Average Number of Persons per Household in 1960 3 . 42 3.33 3.35 3.49 3.31 1950 to 1960 Percent Change + 24 . 9 % 2 . 1% 0 . 3% + 6 . 5% + 21. 3% Comparatively, the County has a low po~ulation per household, and had been decreasing through 1960 . This trend may or may not be continuing through 1970, but is probably influenced by: fewer young people livi ng on farms, increased retirement age population, high proportion of retirement age citizens, and the in-migration of students at North Central Michigan College. J - 7 - �AREA ECONOMIC CONDITIONS !PART I A. 2.) Emmet County's location in the northwest regi0n of the State has a direct relationship on economic conditions in the area . From sev eral indices, the regi0n including the County is economically behind the State of Michigan, recogn i zing that the State economy is heav ily influenced by rapidly growing and industrialized metr opolitan areas . In general, the northern and nonmetropolitan areas of the State are i nfluenced by resource industries (agriculture, forestry, fishing, min- ·. ing, etc.) rather than manufacturing. Moreover, retail services a r e highly dependent upon seasonal trade fr0m tourist recreation act iv i ty. The result of these regional conditions are manifested by seasonal employment fluctuations, lower wage scales, and limited job oppor t un i ties . There tends to be a predominance of older citizens of retirement age, community services . '.are generally inadequate - especially water and sewer utilities, and housing has a higher incidence of substandardness . As there are broad differences in the economic characteristics of the State, there are economic differences among communities withi n a r egie2m . For example, Emmet County has economic resour-ces and economic activ ities that differ from other Counties in the Northwest Region. Following is a summary of economic indicators that reflect on the char acter and status of Emmet County's economy. Data sources reflect Comprehensive Plan finding, census reports, assessors records, sales tax reports and data published for the Northwest Economic Development District . 1. Slightly less than the region average in acreage of commercial forest (182,700 acres) . This suggests that the County has a forestry economy that is t yp i ca l of other Counties in the region . 2. Based upon 1967 M, E . S.C . data Emmet County had a February unemployment rate of 9.5%. This dropped to 4.5% in August (av erage 8.0 % for 1967) . The County has a high rate of unemployment in comparison with Stat eNational averages . Peak seasonal employment gains br i ng the Cou nty up to the State average for a brief period in the summer . 3. Agriculture is a _good basic economic activity, with high spec i a l ization in livestock (dairy, poultry, and other) . The average agric ultural employment was 300 jobs according to 1 967 M. E . S . C. U. S . Census findings reflect a declining trend in farm employment , bu t an increasing v alue of farm products are sold . - 8 - �4. Population trends are a general index of overall economic conditions. Emmet County has maintained a fairly stable population level for several decades, with the 1990 population being almost equal to the 1960 level. Since 1960, however, growth has been taking place and if the trend continues the 1990 population will approximate 22,500 persons. Urban influenced areas will absorb most of this impact. So Tax collections on retail sales give a strong indication of growth in the retail community. Between 1962 and 1969, sales taxes collected in Emmet County increased by 68%. 6. Real Estate values in Emmet County are also increasing at a high rate. From Farm Census data, it was reported that the average value of farms has increased 136% between 1954 and 1964. This high change results in part from farm consolidation and in part from increased demands for land on a state wide scale. County assessment records also indicate strong upward trends in the value of Real Estate. In 1968, the County's State Equalized Valuation was $62.9 million. The 1970 S.E.V. stands at $98,0 million. 7. Other indices of economic vitality in Emmet County show growth trends in: wholesale trade sales, retail sales, value added by manufacturing and bank deposits. FINANCIAL CONDITIONS Tpe financial ability of every community must be viewed in terms of a particular project or community facility. There are usually two basic determinants of financial ability: 1. Legal permissives or limitations on local financing. 2. Community acceptance of policies of programs to utilize available financing. Legal financing limitations are determined by State Statute, and as a rule there are fewer financing alternatives available to townships than to cities. However, townships are permitted to provide and maintain various acilities, including water mains and sewage collection systems. 1 1 With a County Department of Public Works, Emmet County could lend its credit for up to $9.8 million worth of public works (water, sewage and solid wastes.) - 9 - �A significant finding irom TABLE 7 shows that the Township communities are accounting for an increasingly larger share of the total County valuation . In 1968, townships accounted for 63.3% of the total and by 1970, the proportion increased to 68.9%. Two townships with the largest valuations are Bear Creek and Resort, and both of these communities are within the urbanizing influence of the City of Petoskey. Also, both Resort and Bear Creek have substantial lake frontages for cottage and seasonal home development in locations farther removed from Petoskey. · Five (5) townships which are experiencing pressures from urbanization and tourism-recreation development are Wawatam, Little Traverse, Littlefield, West Traverse and Springvale. The equalized valuations of these communities range from 3.3% to 7.5% of the County total . These Townships also increased their share of the County total valuation (except West Traverse). Even though Pleasantview Township houses major ski resorts and seasonal home developments, the proportion of total County valuation is only 2.5%. The remaining Township communities each account for less than 3.3% of the County's total valuation. As a general observation, the tax base of the major urban and tourist influenced townships is broadening and therefore a corresponding legal ability to finance public improvements for water and sewage facilities. Each Township in Emmet County has a different tax rate. This is because the local population varies, some Townships support services which others do not (as a cemetery), local assessments of true cash value vary, and different school district taxes are involved. TABLE 8 was prepared to illustrate the combined affect of the variables affecting local tax levies. The TABLE shows the theoretical situation of a $20,000 home, and how it would be valued and assessed in each Township. The basis of most local financial ability is the valuation of all property in the community . This data is used to determine overall bond debt ability, which can be exceeded by extra voted millage authorized by the citizenry. Of itself, however, the assessed valuation does not; (a) reflect the ability of individual families to afford a given tax levy, (b) show the need for a given project, (c) indicate citizen desires to have the service. TABLE 7 gives a comparative list of assessed valuations as equalized for each community in the County since 1968. Through property reevaluation and some new development, there was a dramatic rise in the valuations between 1968 and 1969 . However, the $4.28 million increase between 1969 and 1970 is due largely to new development. - 10 - �TABLE 7 STATE EQUALIZED VALUATIONS BY COMMUNITY Emmet County 1968 Bear Creek Bliss Carp Lake Center Cross Village Friendship Littlefield Little Traverse Maple River McKinley f-' f-' $ 5,570,465 468,150 1,439,470 492,415 635,295 613,121 2,354,045 3,980,654 786,256 1,386,190 1968 Percent 8.86% .74 2.29 1969 1970 1.01 $10,165,720 720,779 2,803,304 670,454 1,066,485 $10,727,362 726,588 3,050,153 681,558 1,079,342 .98 3.74 6.33 1.25 2.20 1,132,554 4,368,430 6,871,040 1,474,623 2,185,315 1,152,416 4,621,860 6,674,502 1,745,664 2,590,696 •78 1970 Percent 10.94% . 74 3.11 •70 1.10 1.18 4.71 6.95 1. 7 8 2.64 Pleasantview Readmond Resort Springvale Wa\Jatam West Traverse Total 1,374,852 1,021,384 13,269,882 1,149,967 2,476,770 2,751,859 $39,770,775 2.19 1.62 21.11 L 83 3. 94 4.38 63.25% 2,070,259 1,374,687 16,447,410 3,006,618 5,894,248 3,313,252 $63,564,908 2,426,763 1,447,417 16,602,352 3,284,069 7,366,710 3,405,011 $67,582,463 2.48 1. 48 16.93 3.35 7.51 3. 47 68.97% Petoskey Harbor Springs Total $19,050,075 4,055,546 $23,105,621 30.30% 6.45% 36.75% $23,509,704 6,645,088 $30,154,792 $23,758,147 6,661,350 $30,419,497 24.23% 6.80% 31. 13 % Emmet County $62,876,396 $93,719,700 $98,001,960 SOURCE: 100.0% Mr. Alan F. Behan, Director Emmet County Equalization Department 100.0% �TABLE 8 TYPICAL TOWNSHIP - SCHOOL PROPERTY TAX Emmet County $20,000 HOME AS A BASE S.E.V. Assess.:::. ment, 50% of True Cash Value Bear Creek Bliss Carp Lake Center Cross Village Friendship Littlefield Little Traverse Maple River McKinley Pleasantview Readmond Resort Springvale Wawatam West Traverse $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 $10,000 Totals for Averaging County Average (Townships) SOURCE FOR TAX RATES: Book Value for Tax purposes by Township $ 6,940 6,250 9,520 5,340 7,750 5,780 6,620 5,980 9,610 8,260 7,630 4,460 9,350 4,440 8,060 6,490 Typical Tax Bill for 1969 $ 33 7 .4 2 302 . 25 355 000 307 . 58 286 . 90 342 . 11 399 , 38 349 . 90 343.27 302.65 348 . 46 342.93 326 . 03 391.83 323.32 345 098 $112,480 $5,405.01 $ $ 7,030 337 . 81 Mr. Alan F. Behan, Director Emmet County Equalization Department The overall differential between the high and low township amounted to $112.48 in 1969, ranging from $286.90 to $399.38. Altogether, the township's averaged $337,81. This illustration of a typical tax on a $20,000 home is only theoretical. There are other costs related to home ownership that are not included, such as special service fees and other private contractual fees that may include well drilling, septic tank cleaning, garbage collection and non-county snow plowing. - 12 - �EXISTING PUBLIC UTILITIES (PART I A . 3.) AREA-WIDE TRANSPORTATION Emmet County has access to several major area-wide transportation services. These relate to the economy of the County in terms of tourismrecreation, industrial development and retail services. 1. Highways The most dominant highway feature serving the County is the I-75 Freeway. Although only a small portion of the freeway actually enters the County, it is accessible from several major State roads serving the northwest region of the Lower Peninsula, as well as County roads. I-75 is a key transportation facility for truckers who are moving increased volumes of highway freight and tourists from metropolitan areas who can now visit the County more often on two day weekends. A second freeway route (US-131) is planned in future years to enter Emmet County . US-31 is a major State trunkline passing through the entire length of the County. This highway links the Mackinaw Bridge (and I-75) with the County Airport, and the urban areas of Petoskey. It is expected that Highway US-31 will continue as a major local facility to serve business, industry and tourism-recreation. Future freeways will supplement the functions of this roadway. US-131 is a major State trunkline entering the County from the south, and is a major regional access route from the south. North of Petoskey, US-131 is a scenic road along Lake Michigan and it links the Harbor Springs service center with Petoskey. 2. Airports Emmet County has three public airports, the County Airport at Pellston, the Harbor Springs Airport east of Harbor Springs and the Mackinaw City Airport north of Carp Lake. a. Pellston The County Airport at Pellston is the only scheduled commercial air service facility in the County, and it serves a fi v e Co u nty area including Cheboygan . Existing terminal facilities are inadequate to serve the increased passenger traffic generated by the larger fan jet aircraft and increasing numbers of peop l e who use air travel service. Runway extensions are underway and a new east-west runway may be necessary in the next 20 years. A conservative projection of traffic shows a 1,000 daily passenger load by 1973 . This is a volume comparable to existing loads at the Bay City-Midland-Saginaw Airport, some 160 mi l es to the south. Once the runway extensions have been completed a major air terminal expansion will be made, - 13 - �The Pellston Airport will expand as the area's major air traffic facility. It is important, therefore, that residential, industrial and recreation developments recognize the impact of jet aircraft and runway approach zones when locating in the area. Homes, schools and industries must be planned around the basic needs of the operating airport and new demands for community water and sewage services may evolv e in the area . b. Harbor Springs The City of Harbor Springs owns the County's seco nd largest air traffic facility in the County. It is primarily a chartered flying service facility, handling executive type aircraft, but no scheduled airline service. The Harbor Springs Airport is well located near Little Traverse Bay, major ski resorts, and concentrated areas of recreation homes. This produces a year-round market for private-recreational air service between Emmet County and metropolitan centers in the Midwest. In the recent five year period, aircraft movements have increased by more than 65%. The combination of features that make the airport attractive to air traffic also attract development. Hence, industries, homes and seasonal-resort dwellings are attracted to the Bay area and are clustering near to the airport lands. Some industry has located adjacent to the airport. The growing use of this airport and the development of surrounding lands has created the need to provide community water-sewage facilities. c. Mackinaw City The Village of Mackinaw City owns some 320 acres of land north of Paradise Lake (also Carp Lake) that has been used for private-recreation air traffic. Having sod runways and no improvements, this landing field receives very minimum use. The future of this land for airfield development is not optimistic and casual private use may be the extent of demand . Increased demands for use would be greater if an Industrial Park area were feasible to develop in Mackinaw City or the lands intervening the City and the Airport. Until then this airport will have little or no impact on the area in terms of land use or public facility requirements. - 14 - �3. Lake Ports With over seventy (70) miles of Lake Michigan shoreline, Emmet County has access to the shipping lanes of the Great Lakes . At present, there is only one major industrial port in the County and this is owned and operated by the Penn-Dixie Cement Company in Resort Township. Penn-Dixie is a major County employer involved with mining limestone reserves along the Lake Michigan shoreline. Another deep-water port is accessable t hrough Mackinaw City in nearby Cheboygan County. Recreation boating is the most dominant uses of local harbors and marinas. This generates demands for docking facilities and a need for facilities to handle sanitary wastes from both pleasure and commercial boating activities. The day has passed when direct dumping of sanitary wastes in any Great Lake can be permitted, Recreation craft, lake carriers and foreign freighters must be required to dump wastes in approved land based community disposal systems. Natural water ways (rivers, lakes and oceans) can no longer be considered the "final stage 11 in the sewage treatment process. WATER AND SEWER UTILITIES At the present time, complete water and sewerage utilities serve the developed portions of the Cities of Petoskey, Harbor Springs, and the Village of Mackinaw City. The Bay View Association in Bear Creek Township has a water and sewage system connected with Petoskey, but service is now provided only in the summer months, The Bay View water mains are above the frost level and therefore cannot be used in winter months. For this reason, the Bay View dwellings are not occupied during the winter skiing season . There are a few other water and sewer service extensions near the City of Petoskey, but these are close to the City limits. In the past, Petoskey maintained a policy that services would not be extended unless accompanied by annexation. However, broader area-wide services from the City's system are now feasible. The City of Harbor Springs ~xtends water services westerly to serv e the Tamarack Trails subdivisions and easterly into the Wequetonsing . Sewage collection services closely follow areas within the City limits . A more complete in-depth review of water and sewer services in Emmet County will be prepared in the engineering sections of this County Comprehensive Sewer and Water Plan. - 15 - �The 1960 Census of Population and Housing provided some basic data on how County families are being served by sanitary disposal facilities and community water supplies. TABLE 9 summarizes the significant comparisons between the State and County, including a breakdown for rural Emmet County. This data should be re-evaluated when the 1970 Census findings are made available. TABLE 9 RESIDENTIAL WATER AND SEWER SERVICES Emmet County Dwelling Service by Number and Percent Rural NonFarm Rural State of Emmet County Emmet County Michigan To t a l Emmet -Count y Source of Water Community System 1,547 29.5% 12 2 . 2% NIA NIA Individual Well 3,318 63.4% 460 82.7% NIA NIA Other or None 372 7.1% 5,237 84 15.1% 556 NIA NIA 3,746 71.4% 388 71. 2% 85.7% 6,155 77.4% 812 15.5% 64 11. 7% 8.5% 955 12 . 5% 690 13.1% 5,248 93 17.1% 545 5.8% 100 . 0% Public-Community System 1,038 19 . 8% None Septic Tank 3,272 62.5% 418 75.1% Other or None 927 17. 7% 5,237 138 24 . 9% 556 7 ~1 Water Service Hot and Cold Water in Dwelling Cold Water Only in Dwelling No Piped Water in Dwelling 801 10 .1 % 7 ,951 Sewa~e Dis;eosal SOURCE: U.S. Census of Housing, 1860 - 16 - 94.0% 6,689 84 .1% 6 . 0% 100.0% 1,262 15 . 9% 7,951 100 . 0% �The conclusions from TABLE 9 indicate the following: 22.5% of the County's dwelling units have only cold water piped in the structure or have no domestic water in the dwelling (10 . 1% none). This condition affects 1,796 dwellings. Assuming half of these to be seasonal homes, some 2,900 County residents are without adequate water service (900 d.u. x 3,22 per household= 2,880 persons). 801 dwellings (perhaps 400 permanent) have no water service inside the structure. 456 dwellings (perhaps 230 permanent) do not have a private well or community water supply. Nearly 16% of all dwellings have no community sewer system or septic tank, hence, either there is no sewage facility or the dwelling has a privy. This affects an estimated 2,000 residents in the County. As may be reasonable to assume, most of the inadequately served units are in rural nonfarm and rural farm areas, because community services were not available in 1960. Overall, from 15 to 22 percent of all dwellings have inadequate utility services, even though up to half of these may be seasonal . However, both seasonal and permanent residences have minimum adequate facilities for sanitary health reasons as well as to avoid resource pollution. SANITARY LAND FILLS (Solid Waste Disposal) Land fill sites are indicated on the ncommunity Facilities" map. When needed, additional land fill sites can probably be developed with relative ease, because of the rural nature of the County. However, it may prove effective to operate land fills in areas where land reclamation could prove beneficial to recreation developments or other extensive use adaptations. Not withstanding these objectives, care should be exercised to ensure that land fill sites have minimum nuisance affects to home areas, tourist facilities and scenic resources o Other methods of solid waste disposal, such as incineration, probably would not be considered unless serious pollution and nuisance hazards occur from existing methods, or unless technological developments render other methods more feasible, In any system of waste disposal, all communities of the County should seriously consider jointly operated disposal areas . This will reduce the number of active disposal sites operating at a given time and will facilitate the cost of maintaining lands and equipment . . ] - 17 - �Bliss, Center, Pleasantview and Readmond Townships have no sanitary land fills operating at the present time. However, these communities may be cooperating with an adjacent Township. The Cross Village site is currently unlicensed . Because of operating costs, several Townships may have to cooperate in the operation of sanitary fill areas . Another feasible method would be to operate a County-wide system through a County Department of Public Works, Existing sanitary fill sites are located as follows: Carp Lake Township, Section - 2 Wawatam Township, Section - 13 in Mackinaw City Cross Village Township, Section - 34 West Traverse Township, Section - 3 Little Traverse Township, Section 10 Littlefield Township, Section - 17 Springvale Township, Section - 2 Bear Creek Township, Section - 8 Resort Township, served by Bear Creek Center Township, None Readmond Township - None Maple River Township, Section - 3 in Pellston McKinley Township, Section - 1 Pleasantview Township - None Bliss Township - None Friendship Township, served by West Traverse As evident from the County's Land Use Inventory, there appears to be a need for disposal areas for used automobiles and major appliances . It would be most desirable if these waste items could be delivered to an industry involved with converting the scrap to usable industrial metals . Future solid waste disposal demands will increase as a result of increasing tourist visitation and local population growth. Some items that will pose serious disposal problems in the future are: depreciated mobile homes (permanent and travel vehicles). discarded automobiles, farm implements and other vehicles. junked appliances, sporting equipment, etc. Based on national averages, each 1 U. S. citizen discards about 1,500 pounds of solid waste each year. At this rate, Emmet County produces over 12,000 tons of solid waste each year . By 1990, the rate will be 15,200 tons plus discarded waste from tourists who v isit the County . • ] 1 More recent national averages indicate that each citizen discards from six to se v en pounds of solid waste every day . This yields more than a ton of waste per year (2,300 pounds). - 18 - �CENTERS OF TRADE AND COMMUNICATION Persons who live in rural and unincorporated areas generally depend upon nearby urban centers (Cities and Villages) for various community services. Hence, it is important for the service center communities to recognize their area-wide roles. For the most part, the urban centers would have fewer or less adequate serv i ces to offer were it not for the support of more or less dependent rural areas " In Emmet County there are several centers of trade and communication and these vary from one another in terms of size, types of services and potential for future growth or development. Many of these rural centers are smaller today than in previous years because of population out-migration and improved highway access to larger centers such as Petoskey, Harbor Springs and Cheboygan . Some basic services include: active recreation, retailing and business services, nonfarm employment, health, education and other services of a social or cultural nature. It is not feasible for every Township in Emmet County to provide all of these services, hence, a natural pattern of urbanrural communication evolves. A key index to the size and influence of one center over another is the retail base. As~ rule, those communities which have the highest volume of retail 1ctivity will also be larger and offer more diverse community wide services o Although retailing is not the only service of regional importance, it is a fact that commercial activity is a direct reflection of the frequency and volume of visits that people in a region make to the community. Therefore, if people visit the retail center for shopping purposes, they are likely to patronize such other services as the post office, library, hospital or a medical office, bank and related facilities. In Emmet County, the City of Petoskey has the largest retail-service influence, and competes effectively on a regional level with centers as distant as Traverse City and Alpena. The second most influential County center is the City of Harbor Springs. Of near equal importance, but influencing the northern portions of the County most is the City of Cheboygan in adjacent Cheboygan County. In March, 1969, Emmet County's Commercial Economic Base Analysis was published under the contract terms of a 11 701 11 Urban Planning Assistance Granto This report delineated the major retail trade patterns as they influence Emmet County and communities within the County. Following is a summary of findings from the Commercial Base Analysis . Emmet County has two regional trade areas based upon the retail potential of Petoskey's downtown shopping area o The primary trade area was determined to be coterminus with the County boundaries while the secondary trade area encompasses the County plus the areas of Charlevoix, East Jordan, Vanderbuilt, Onaway, Mullett Lake, and Mackinaw City . The larger secondary trade area is based upon Petoskey's drawing power for major comparison shopping goods (apparel, furniture, specialty shops, etc.). - 19 - �Of the three Counties, Emmet, Charlevoix and Cheboygan, Emmet County holds a dominant retail position. Some 43% of the 1963 retail sales in this region occurred in Emmet . Within Emmet County nearly 76% of the retail sales volume occurred in the City of Petoskey. County areas outside of Petoskey which includes Harbor Springs, increased their share of the total sales between 1958 and 1963. Using 1963 constant dollar figures, Emmet County's 1958 retail sales totaled $25.6 million. This increased nearly 1 7% by 1963, for a total retail sales volume of $29.9 million . During this same period, the County population increased by less than five (5) percent. This is a strong reflection of tourist drawing power and regional trade area influence. Population and retail sales trends suggest the high impact of tourist sales in Emmet County. From an estimate of "maximumtt tourist spending, it was concluded that retail sales and services expenditures attributed to nonpermanent households total some $13.7 million in 1962. This increased to $22.9 million by 1966 for an overall gain of 67%. Regardless of the methods employed, the tourist retail sector of the economy is strong and increasing at a far greater rate than permanent household spending, Detailed development plans for Petoskey's downtown shopping area are published in a separate report on the City's retail economic base. The details for Harbor Springs are also presented in a separate 1r701n planning program. Plans for improving the outlying retail areas of Emmet County are contained in the Emmet County Economic Base report, under the section "Minimum Convenience Centers" . These pertain to the retail areas of Alanson, Carp Lake, Cross Village, Levering and Pellston . Retail sales in Emmet County will be distributed among the various local centers, each serving a slightly different level of retail activity, For planning retail service improvements and enlargements, the County's retail centers were classified as follows: Major Comparison Shopping Center City of Petoskey Major Convenience Shopping Centers Petoskey Harbor Springs Mackinaw City - 20 - �Minimum Convenience Shopping Centers Alanson Carp Lake Cross Village Levering Pellston Minimum Retail Services (General Store or Larger) Boyne Highlands - Nubs Nob Wilderness Park Larks Lake Bliss Center Resort Township Good Hart West County Line Brutus Epsilon Stutsmanville The list of retail centers classified by type is an accurate reflection of the relative importance of one community over another as a center for trade, communication and community services, For the most part, these services are available to the residents of the community center as well as persons who live in the surrounding Township units of government . TABLE 10 briefly lists the distribution of various community services among selected communities of Emmet County. Because the data on the TABLE is derived from several sources, each employing slightly different criteria and prepared at different times, column totals are not too meaningful. However, the 1963 U. S. Census of Business reports are based upon consistent data and indicates that 69% of the County's retail establishments are in the City of Petoskey, 17% in Harbor Springs and 14% in the Townships and Villages. Tourist lodging facilities present a near opposite picture. Some 62% of the County's lodging places are in the Townships and Villages, and 38% in the two Cities , Among the smaller Villages in the County, Alanson, Pellston, Levering, and Cross Village offer a wider variety of community services, According to area population projections, Alanson has the greatest potential for improving and expanding retail-community services in the noncity areas of the County. J 7 For those communities and County areas that have a projected population loss, and should a future loss become a reality, it is reasonable to expect future reductions in the quantity and quality of existing service levels. Except for Petoskey, Harbor Springs and Mackinaw City, none of the rural communities and villages provide public water and sewer services (refer to map "Existing Water and Sewer Systems"). - 21 - �TABLE 10 INVENTORY OF COMMUNITY SERVICES Emmet County (l) (l) 0 cu (/) (l) rl (/) P-< :::> 4-i rl 0 •rl Selected Communities Petoskey cu • +' 0 (l) :z; P::: bl) 4-i i:: 0 •rl bl) • 'D 0 0 .....:I :z; 0 (/) (/) rl •rl 0 0 H H H +' :s:(l) ..c: !3 (/) (/) (l) (l) cu > 0 :>, 0 H i:: (l) 0 0 •rl •rl +' (l) (/) rl 4-i 4--i cu cu +' 0 0 •rl rl .Q ;:::l •rl rl .Q ;:::l •rl rl .Q ;:::l H ·rl .Q •rl P-< P-< P-< .....:I ::s P-< J:y cu 0 'D (l) 0 +' (/) 0 (/) (l) H •rl 218 16 1 1 6 1 4 1 1 Harbor Springs 55 6 1 1 2 1 1 1 1 Alanson 25 1 1 1 1 1 Brutus 4 1 1 Carp Lake 6 5 1 Conway 3 2 1 Cross Village 6 2 Levering 9 5 1 Oden 4 5 1 Pellston 12 2 Mackinaw City (Emmet Sci.de1:) 15 ~•: 18 1: Emmet County SOURCE: (a) (b) (c) 316 58 1 1 2 1 1 1 1 1 1 1 1 3 13 5 11 6 1 3 Emmet County Land Use Inventory, 1968 U.S. Census of Business, 1963 Harbor Springs Comprehensive Plan, 1969 - 22 - 1 5 �I ~ ~ ' \~' ' , , \ \ 1' , I ~ l '''' ' ' ' ' 1 I I ' ~ 1 1 i C £CI L --c · ... 8 A Y ~•*• •- --····-···· ,.o•T T. 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I I ;' _ .. . • , " " " • • ow .nl:rl · . ~ ~· : 1 --~,:1 'IT""" : ~ • or TOIi$ " " " tOlt TH( CO tilllll /SSION .. T,1[ rAIINt:ll 'li ·•- - ~ - EXISTING WELLS EXISTING STORAGE WITH CAPACITY (t,l lll (T ,1.0JIIIIMISUt4Tl0W • or ,_,l1111C1,1UUNt: ltl0 •11 ..... l ( A\.( I ll ,c1n vilicon · lemon a ossoc. inc. planning con,ultonts MCNAMEE PORTER & SEELEY CONSULTING ENGINEERS • .. I I, • ll -" :----1,7 I . • • ,s n1t1o1o1cto ., " " 01,U. : tr 'r ! I .;::' _.!_ "'-""'"''"o :· r. • LEGEND l'IUl'•IIIIAIIO"' ) ~ ~□,o· ~..-. MAJOR WATER MAINS EXISTING SERVICE AREAS TN( ~•1 ,o • I ~ ~ .~ // [ .. ~-,... ·I-cr:£1-~ L~b .... 1,;----, UNIUO IT&TII OIP.,.IITNINT l, SPRINGVALE I I " CHARLE VOIX G U1N T JltO .. , • ~ COUtHT .,-. ~1ttJ-lJ f0 ~I ~((_ ~ ~ •··-·· [ .......,.~.... . ·--. .. _j ..l ·•t • -!~ • - I ~ 1 • I " L_=.__-E .~ L.1 u I EXISTING COMMUNITY WATER SERVICE EMMET COUNTY ~ .I \ COUNTY ~ T 34N �, - NATURAL RESOURCES (PART I A. 4.) Emmet County has a diverse resource base that is well adapted to yearround recreation attractions. This fact, plus the increasing accessibility of the County to tourists from metropolitan centers will cause accelerated development pressures on the existing resource base. The momentum of rising tourism, crowded metropolitan centers, new highways, and improved air service may well precipitate local development related to industrialization and factors other than tourism recreation. The cumulative impact of the County's latent growth potential will be accompanied by an urbanization process that will be paralleled by resource depletion . Hence, community water and sewer systems must be provided to minimize the negative aspects of development . Wood lots will be converted to building sites, farm lands to neighborhoods, and lake, river, and stream frontages subdivided in lots . The character of the County is under pressure to change and as a minimum it will take community water-sewer systems, good zoning and subdivision control ordinances to assure the most satisfactory patterns of use and development. Generally, the processes of urban growth and development results in the displacement of an area's natural environment. Game habitates, fishing streams, wooded areas, and farms are displaced by highways, housing developments, commercial uses and industry. Whether or not it is feasible to accommodate urban growth and still retain the basic natural environment remains a challenge to society. It is known, however, that the continuing pressures of urban growth are placing even greater demands upon resources which are within commuting distance of metropolitan centers. Emmet County's natural resource base must be viewed as an important element of the ecological structure of Michigan and the Upper Midwest. Deer hunting, fishing, natural scenery, other outdoor recreation, and clean waters represent major factors in the local economy and are attractions which account for the increasing demands upon the rural environment. As more freeways develop north from Chicago and Detroit, the impact of urban growth on the County can be expected to increase substantially. While it will not be possible to resolve all the County's ecological and environmental questions in a planning study, it is an objective of the plan to suggest development patterns that will recognize the mutual needs of urban uses and the natural resource base. Implementating the development patterns will be an evolving long-term program necessitating strong cooperation among citizens of the County, resource specialists, land developers and government. - 23 - �Some selected natural resources of concern in Emmet County are deer yards, trout streams, warm water fish streams, canoeable rivers and principal drainage basins. As a general observation, deer yarding areas, canoeable waters and the quality trout streams are concentrated in nearly the same County locations. These resource areas also provide habitat for other game species native to Northern Michigan. Hence, efforts to preserve these areas in their natural state will fulfill numerous conservation objectives including a quality outdoor recreational environment for future generations. The drainage patterns on the map relate rivers and streams to their principal watershed areas . It is important that land users in the County recognize these drainage patterns as certain activities may contribute to stream pollution or resource depletion. The County cannot afford these losses if it is to retain the Northern image so attractive to urban populations which tour the United States. SOILS The accompanying 11 Soil Resources 11 map illustrates a refinement of the County's Land Type map, and presents ten (10) relatively homogenous soil groups. These soil classifications are based upon their general physical similarity. Soils in a group have similar capacity to sustain urban uses and resources development. This map gives a broad picture of the distribution and comparative quantity of County soil resources. Because of the generalized nature of the mapped information, it is applicable to County planning as an overall development guide or reference, More detailed soils surveys and/or on-site investigations are needed for specific uses and site planning. In determin~ng the general suitability of soils in their natural state for various uses, the following criterion are applied by soil scientists of the U.S. Soil Conservation Service: 1. 2, 3. 4. Adaptability Adaptability Adaptability Adaptability for for for for Agriculture Housing (subdivision type) Woodland and Forest Use Recreation A summary rating of the ten (10) generalized Soil Resource Areas is presented on TABLE 11. It is pertinent that about 70% of the area of Emmet County has soil conditions that are suited to urban development uses. This also implies a general suitability for forestry, agriculture and recreation. - 24 - �' ' ~ 1 . 1 ~ ... "I 'I 1 1J 1 i i • i ' i ' , i i ' ,1 1 i I 1 1 1 C E CI L STURGEON 8 A r ~ 'l(:, t (, t l i• ~ l . ;: . [Ju.L__j ----- -----J~s>----- • 71. . . \, . "' " " L I TT l. £ TRAVERSE 8 A r rl tr ~f~ ·rt, . ~-:... r . , ~ • If • I.I ·- 11 . 1 ~~~~L_ ltLJ, ,~ ~ GR OU PS I 'TH( •11•11 ... TlOOI 0, 1..1 WU ''"'""°°'4U •10tllllMCk>ONAUOfUl.OU... l!fO,ooTOfl'l>IPIIIIMl! .. I Of H0USttl0AHOIIUAHl>t¥!10,,._l,.I. 1/l'fOU TH( Ill ilfr:E::rf::::::·:~:~f2!;~::::. ..... Generalized vilicon · lemon a ouoc. inc . plonn l nQ con sultonta ISOIL EMMET RESOURCES COUNTY COUNTY EMMET SANDY L OAM a LOAMY SAND 2 3 4 5 6 ST. IGNACE· LON GR IE - ALPENA 7 DUNE 8 9 IQ BLUE LAKE - LEELANAU EA S T LAKE - BLUE LAKE - KALKASKA RUBICON SANO EAST LAKE - AU GRES LANO - DEER PARK BRIMLE Y- BRUCE -WAI NOLA IOSCO - THOMAS BREVORT CARBONDALE - TAWAS - ROSCOMMON SOURCE : U. S . SOtL CONSERVATION SERVICE �TABLE 11 COUNTY SOIL RESOURCES Emmet County Agriculture Good Subdividing L Sandy Loam 2. Loamy Sand Fair-Good Good 3. Deep Loamy Sand Fair-Good Good 4. Deep Acid Sands Poor 5. Sand and Gravel 6. Use Rating or Adaptability Recreation-Woodland Drainage Good Good Hardwoods and Pine Good Good Hardwoods and Pine Good Good Good-Fair Poor Good Poor Fair-Good Poor Fair-Poor Fair Sand Gravel over Bedrock Poor Fair-Poor Poor Fair-Poor Poor 7. Sand Dunes Poor Poor Poor 8. Silts, Clays, Sand Poor Poor Fair Fair-Good Poor 9• Silty Clay Loam Poor Poor Poor Fair-Good Poor Organic Soil Poor Poor Poor Game Habitat Poor Good Hardwoods Fair-Good N u, 10. SOURCE: U.S. Soil Conservation Service, Boyne City, Michigan Good Good �Resort and Bear Creek Townships have from 85% to 90% of their lands in soils suited to urban development. This is important because these communities are expected to absorb most of the projected urban development in the County. It · is unfortunate that soils rated very good for farming and forestry may be displaced by development in the Petoskey area. Vast land areas in the central and west central portions of Emmet County are well suited for urban and recreation development. This means that ski chalets and summer home development can proceed with few soil limitations. However, there are other planning considerations necessary to assure that new developments do not destroy the quality of the natural environment which generates demands for use~and development. Deer yarding areas and sport fishing streams will need protection. Crooked Lake, Pickerel Lake and the Crooked River Valley through Alanson are positioned among wet soils rated fair to poor for urban use. Since this is an intensive resort-cottage area, pollution control measures will become increasingly necessary and a strong need is already apparent. The Cross Village area is divided among several soil types: sandy loams, loose sand and organic soils. The organic soils are generally in State ownership and hence, may not be a development problem. However, the loose sands, which occur in dunes and ridges have many development limitations in terms of drifting sand (wind, erosi~n) and difficulty in establishing and maintaining cover. Development of these soils will reduce the high scenic value of the area, as many dunes will be leveled and existing tree stands will be gradually reduced. The Mackinaw City area and Wawatam Township are on limeston~ formations and cobbly soils. These are generally unsuitable for urban•development in their natural state. Careful and detailed soils analysis can reveal the nature of development limitations on particular sites. A large proportion of the soils unsuited for development are in the north areas of the County. Also, much of this land is currently in State of Michigan ownership, as part of the Hardwood State Forest. - 26 - �TOPOGRAPHY The accompanying topography map illustrates the slope characteristics of Emmet County's natural landscape. From a County-wide view, there is a great deal of variety in land formations, which include: flat lands, gently rolling, rolling to steep, and very steep slopes. Elevation gradually increases from north to south, with some of the highest hilltops in Pleasantview and Springvale Townships. The discussion which follows describes the topographic characteristics of each Township in the County. As a general statement, there are a number of areas that have limitations to development in terms of urban density development. However, these limitations become scenic attractions in communities that cater to tourism-recreation activities. Resort Topography in Resort Township is gently rolling with picturesque contrasts between cultivated farm land and patches of wooded area. Some steep landscape follows the Lake Michigan Shoreline, mostly in the Penn-Dixie mining area. Bear Creek - Land forms in Bear Creek Township tend to be more severe than in Resort. From a development point of view, it is well that the incidence of steep topography lies well south and southeast of Petosk~y and can be avoided by expanding urban development. Some 10 sections of land are affected by steep topography. Springvale - Except for areas generally within two miles of Crooked Lake, Pickerel Lake, and the Minihaha Creek Valley, Springvale Township is influenced by steep slopes. Not all of this area can be considered prohibitive to development, but it does present some severe limitations. The flat areas around the lakes are separated from rolling lands by a large band of steep slope area, Littlefield - Topography has almost no development limitation on this community. Some moderate to steep slopes exist in the extreme northwest area. Little Traverse - The southern tiers of sections in this Township are generally flat or gently rolling, although incidences of steep slope are present. A large area of steep · topography affects the eight sections in the northeast area, West Traverse - Topography in West Traverse Township varies from rolling to steep and is steep in most sections. The rolling and gently rolling land is found north of Harbor Springs and east to the Township line. - 27 - �Friendship - Except for some areas near Stutsmanville and Middle Village, Friendship is characterized by moderately steep to steep topography. Other incidences of flat and gently rolling land is scattered among the steeper slope lands. Pleasantview - A band of flat land extends north-south through this community. Steep to very steep topography is found in the southwest and southeast areas, where the Boyne Highlands and Nubs Nob ski resorts are located. Moderate to steep slopes are found in the northwest and northeast sections. Maple River The west one-third of this community has moderate to moderately steep topography but few steep areas. The land character in the east sections is flat with some incidence of swamp. McKinley - McKinley Township has a varied land character. Extensive swamp land is positioned along the east line and flat but drier sections extend along the south. Some nine sections in the northwest portion are moderately rolling, with very little incidence of steep, Center - Rolling to moderate slope areas are found in the extreme northeast sections, while moderately steep to steep topography influences a large area in the southwest. A wide band of flat land (high incidence of swamp) traverses the community from southeast to northwest. Readmond - Readmond Township's physiography resembles Friendship. Most of the landscape is characterized by moderately steep slopes and there are incidences of steep. Gently rolling and moderate slopes are found in the north and west areas and in the sections near Good Hart. There is considerably more developable land along Lake Michigan in Readmond than in Friendship. Cross Village - Steep topography is limited to the Mccort Hill area in Section 5 and in portions of Sections 2 and 3. A steep ridge parallels the shore of Lake Michigan from the south to the Wycamp Lake area, Rolling sand dunes are found in the northern sections. - 28 - �Bliss - Bliss Township is predominantly flat with incidences of swamp. Some moderately steep landscape is located in the central, south and southeast area. Incidences of steep slope can be found near Bliss Center and among the sand dunes along Lake Michigan. Carp Lake - Gently rolling to moderately rolling topography is present in the southwesterly seven and one-half (7 1/2) sections. The remainder of the community is relatively flat and there are swamp lands to the southwest and northwest. Wawatam · - Overall, Wawatam Township has the flattest topography in Emmet County. The topography map reveals only a gradual fall in elevation from the southeast to north Township Line. The foregoing analysis of the County's physiography is limited in respect to detail. U.S.G,S. data on a County-wide scale at the 20 foot contour interval is effective as a general reference for slope data, but cannot illustrate the variety of slope change that can occur within a given 20 foot interval. DRAINAGE PATTERNS In addition to indicating slope, topography defines the surface drainage pattern of the County. This information is useful in water-sewer system planning, because the drainage pattern influences the extension of sanitary sewer mains. Whenever a topographic barrier is encountered, there are specific construction costs related to the following: excess pipe to circumvent the barrier. lift stations, force mains and booster pumps to overcome a change in elevation. costly excavations to maintain satisfactory grades on the collector mains. possible need for duplicate treatment facilities (lagoons, plants, etc.). additional time needed for installation of the system. Following are some general observations relative to sanitary sewer service areas based upon the County's principal drainage pattern: A sewage system in Pellston would have the physical capacity to serve a large regional area. Pellston is also a potential industrial area. - 29 - �, Alanson is reasonably well situated to serve a large·drainage area. Although new industry may be limited, recreation, tourists, and year-round home demands will be significant. Poor soils and flat terrain suggest a serious need for urban services in the Alanson, Oden, Crooked Lake area. Large areas of Bear Creek Township fall within the natural drainage pattern of Petoskey's sewage collection and treatment system . However, east Pickerel Lake and East Mitchell Roads lie in another drainage basin . Most of Resort Township's drainage pattern lies in basins which do not run toward Petoskey. Natural drainage is in the direction of Walloon Lake . Harbor Springs has a large drainage area, Hence, the City can be analyzed as a source of sewage treatment for surrounding Township areas that are urbanizing. Cross Village is positioned just south of the dividing line of two drainage basins. The northernmost areas of Emmet County lie in two principal basins; Bliss Township is in the westerly basin and WaWatam Township is easterly. Carp Lake and Wawatam Townships are largely in the Carp River basin. The Village of Mackinaw City is in a sub-basin. All of the drainage basins on the map reflect large overall drainage patterns . Within each there are small sub-basins that would affect the detailed engineering of specific community sewage collection systems. WATER RESOURCES In Emmet County, a prime use of water resources is for recreation, mainly in terms of swimming, boating, fishing and wildlife management. Howev er, water resources are necessary for municipal water systems, individual wells for domestic water and irrigation . Hence, it is essential that the County's water resources are protected from pollution and depletion. Lake Michigan is a major water reserve for recrea~ion as well as municipal water supplies in the Petoskey area. Municipal water in Harbor Springs is obtained from ground sources via four wells . For the most part, the r emaining County areas rely on individual wells . On the basis of general state-wide data prepared by the Water Resources Commission of the Michigan Department of Natural Resources, most of the area of Emmet County is in glacial deposit areas with fairly high yields of ground water. The lower yield areas are found mostly in Resort Township, Wawatam Township and northern Bliss Township . However, individual wells in specific locations may have high or low yields depending on local geologic conditions. - 30 - �In addition to Lake Michigan and ground water resources, community water systems may be developed from rivers and smaller lakes. Emmet County has seven (7) inland lakes, of which three are positioned in urban growth areas (Round Lake, Crooked Lake and Pickerel Lake). Also, the U. S. Soil Conservation Service has identified nine (9) potential water impoundment locations on the rivers of the County. For the most part, surface water resources other than Lake Michigan, would only be of use in recreation-resort locations, and detailed engineering feasibility will be necessary to determine the suitability of any surface water for domestic consumption. Some discussion of the quality of domestic water resources is contained in Part III of this "Sewer and Water Plan'' report . - 31 - �AGRICULTURE, LAND PATTERNS, AND TRENDS : (PART I A. 5.) Farming and agricultural activities have two major influences on each community. First is the income derived for rural families and other services that are supported by farming. Second is the value of farms as a resource for open space, wildlife support, and environmental breaks with developed urban areas. Farming has become a highly complex operation requiring skilled operators and huge investments in mechanical equipment and land. This is evidenced by the fact that the average value of farms in Emmet County increased 135% between 1954 and 1964. Also, the character of farming i s moving in two directions, one of increasing farm acreage and the other toward intensive farming where crops are scientifically managed to include complete climate control. Over and above this is the influx of artificial foods; items developed through laboratory chemistry. Part of the national trend in agriculture can be observed from TABLE 12, which summarizes selected farm data for Emmet County. In the 10 years between 1954 and 1964, the average size of a farm increased by nearly 50 acres or 32% , Overall, there was a 51% decrease in the number of farms in the County. Employment also decreased markedly . In 1950, the U.S . Census listed 632 persons employed as farmers and -farm managers. By 1960, this occupation group declined to 228 for a percentage loss of 64% . While farm size has been increasing and the number of farms and total acreage has been decreasing, farm production has been increasing along with the average value per farm. This is a good index of the economic advantages of the large scale farm and why this trend is taking place. Better and more productive yields are taking place. TABLE 13 shows the value of farm products 1959, the value has increased nearly 38%, State of Michigan. The trend since 1954, as there was a decline from 1954 to 1959, and 1964. sold in Emmet County . Since compared with 23% for the however, is not as optimistic and an increase between 1959 Of the two categories, livestock and corps, it is evident that livestock farms are most valuable. Between 1959 and 1964, livestock farm product sales increased $528,000 compared with $208,000 for crops. Dairy and poultry were the most important growth factors, as other livestock increased slightly. Field crops accounted for over 60% of the sales increase among crops. Forest products and vegetables gained some, while fruits and nuts experienced sales decreases, - 32 - �TABLE 12 SELECTED FARM CHARACTERISTICS Emmet County Farms by Size 1 - 99 acres 100 - 499 acres 500 - 999 acres 1,000 acres and over Totals Land in Farms % of County Land in Farms Average size of Farms Average Value of Farms Farm Operators residing on farm Farm Census 1964 1954 382 439 13 3 145 247 17 4 -237 -192 + 4 + 1 - 837 413 -424 - 51% 123,478 80,841 - 35% 42% 27% 148 acres 196 acres + 32% acres +136% $ 16,698 +$9,680 512 389 -123 1,682 U.S. Census of Agriculture - 33 - 62% 44% + 31% + 33% + 48 acres $ 7,019 Persons in Farm Operator households SOURCE: 1954 to 1964 Change No. % - 24~ �TABLE 13 VALUE OF FARM PRODUCTS SOLD Emmet County All Products Sold Farm Average Crops 1954 1959 1964 $1,715,495 $1,311,707 $2,071,272 1,943 2,484 5,015 834,220 451,066 659,119 338,828 243,963 381,121 a. Field Crops b. Vegetables 25,848 33,390 55,832 c. Fruits and Nuts 28,744 30,376 15,751 d. Forest Products 440,800 143,337 206,415 881,275 860,641 1,389,415 61,540 34,715 261,994 Livestock a. Poultry b. Dairy 561,606 390,355 651,230 c. Livestock 258,129 435,571 476,191 SOURCE: 1964 and 1959 United States Census of Agriculture, U.S. Department of Commerce, Bureau of the Census, Vol . 1, Part 13, Michigan. - 34 - �A final assessment of the value of agriculture to Emmet County can be established from a general rule of thumb, that each dollar earned in farming turns over about 2.3 times. Hence, the $2.07 million produced from farm sales in the County has an estimated multiplied impact of some $4,761,000. This is a significant local economic factor that should be retained to the fullest extent possible . In Emmet County, owner occupied farm trends may be estimated from data on farm operators residing on farms. The 1964 Census of Agriculture showed that 94% of the County's farm operators resided on the farm. Also, the average farm supports a resident population of 4.07 persons, well above the average County household size of 3 , 33 persons. The fu ture of agriculture in Emmet County is uncertain, because of national events and local pressures for land that may or may not occur. The trend, however, shows farm acreage declining, and farm population declining. However, the value and size of a farm is increasing. It is reasonable to conclude that the value of farm land will increase as a result of tourist demands for rural land. This will cause farm acreage to decline further, lessening the impact of agriculture as an economic activity (employer). Farm productivity may decline as well . On the other hand, national-international demands for farm products may give new economic incentives for preserving and expanding vital agricultural activity. In terms of the relative importance of agriculture, Emmet County ranked 57th among the 82 counties in farm product sales. Hence, 57 counties are agriculturally more significant. Another index shows that Emmet County has a high percentage of nonfarm income to supplement farm product sales (17th of 82). This is an index showing decreasing reliance upon farming activity for basic income. LAND PATTERNS The a c companying map illustrates the generalized existing land use pattern in Emmet County. TABLE 14 summarizes the acreages and proportions of uses by Township areas and City-Village areas. APPENDIX TABLES 1 and 5 present the detailed land use acreages for each community with totals for the principal Supervisory Districts. It is noted that whenever City-Village data is statistically portrayed, only that portion of Mackinaw City, which lies in Emme t County, is included . No land use data for the Cheboygan side has been tabulated, however, it was inventoried and mapped. Also, data for Petoskey and Harbor Springs were taken from land use studies prepared for those communities under separate planning programs. - 35 - �- - -' 0 0 " u ~ " ... ► .. .... " ..;:;i ... .. -' .."' +' ,r, ::, ~ "' ! .." .. -' 0 ~ .J z 0 ... .. " "'"' .,.!. z .., : :, " " 0 4iif" ., ID :, ~ :, 0 :,: ~ .., .J ;:: +' ~ ¥" z 2 ~ I- "'a: w .,0 "'ua:" .. a: 0 "'u :::; .. ID :, . QII <.., 0 0 0 '-I ,- 4 2 ◄ j ;: .." ... .. 4 z " @) ::, .... " 0 ...► ► 2 ::, 0 "z :; u ., 0 z <( .J u .J .. ID :, ., "'a: "'..,a: IIll 0 IL .. .J <( ;:; a: .J ::! a: u I"' :::; "" ., ., "' ::,0 :, "'2 ;!, ., I<( I- .. □~II~ ~ ¥' ,- - w en +" :::) ~ r ¥" ... 0 z ~ <t _J ~ "'"' ¥"' "' J ,_ "'... ., .."' ,._ ¥"' "' .... .. >(!)~ .. z~ i=u "' l.:w" ' ".... Cf)t- ... ·: □ -1&.1 X::E -11--.11-- tr , ~=: .. +' ,,... ... . co. ~ /;;,:·:~)\ ~ .... - cl. :)rr Q-,, z-"" J : . • I . ~= . . W C ~ L •' :IE: a "" ~(~ ~ ·"'>r--i ~d___j • ,.:J "" w! ~ ~ / . , ....i / ,. -► --'fl" 3 )I 7 • § ~ . " C �TABLE 14 EXISTING LAND USE Emmet County All To'wnshiE..§_ Residential 703 acres To·t al Counti 2,094 acres Percent DeveloEed Total 9.1% 778 37 815 3. 6% Public 2,357 154 2,511 10.9% Quasi-Public 2,754 301 3,055 13.4% Recreation 7,372 206 7,578 33.1% Commercial 203 129 332 1.5% Industrial 429 114 543 2.4% Railroads 374 102 476 2.1% 4,830 635 5,465 23.9% Seasonal Homes w 1,391 acres · Cities g Villa~es 0) Roads Total Uses Vacant, Farm g Forest Surface Water GRAND TOTAL 20,488 acres 2,381 acres 22,869 acres 100.0% 7 . 8% 2 58,932 3,453 262,415 88.9% 9,485 301 9,756 3 . 3% 2 88,905 acres 6,135 acres 295,040 acres 100 . 0 % �Inventory Techniques The study of land use in the Comprehensive Plan has several objectives related to understanding the County's present development and guiding future planning decisions. Foremost, the land use inventory provides both a graphic and statistical picture of the County, emphasing the impact of man-made features. The inventory of existing land use was accomplished by field inspections, conducted during the summer of 1968. Each use of land was recorded on field maps and later transcribed to base maps. The field inspection technique is not 100% accurate since all uses in buildings are not apparent from the street and there may be uses in wooded areas and on large private properties generally inaccessible by vehicle. Common limitations are accurate counts of apartments within multiple family dwellings and seasonal homes in forested areas. Overall, however, the field inspection technique is a valuable means of assessing the character of uses, and it consumes less time and cost than other inventory systems (such as reviewing all tax records or photographic interpretation). Nevertheless, aerial photographs, U. S.G.S . maps, and interviews of local officials were used to resolve questions on property usage. It should also be noted that the use of land changes continually in all communities, hence, the data must be v iewed in terms of the date inventoried. Use Classifications Because there are many and varied uses of property in Emmet County, it is necessary to calssify them into meaningful groups. This is essential to assist in analyzing the information as well as to simplify understanding the total picture . Following is a list of how the County land uses were classified: Residential - Includes three separate categories: One-family dwellings, two-family dwellings, and dwellings with three or more units. Cottages and seasonal homes were also inventoried. Commercial - For ease of statistical analysis, all retail and business uses are grouped into one category. However, each use was inventoried and it is possible to show shopping center uses, tourist lodging and general commercial activities . Industrial - Identifies manufacturing industries, welding services, machine shops, cabinet shops, saw mills and similar uses primarily involving the production, processing and fabrication of goods . Also, warehouses, truck terminals, enclosed and open storage, junk yards, bulk fuel depots, gravel pits, contractor yards, lumber yards and similar activities . - 37 - �Public Quasi-Public - All governmental uses and buildings including schools. Includes municipal offices, hospitals, D.P.W. garages and yards, fire stations, community buildings, libraries, post offices, the County Airport, public cemeteries and similar uses. Includes uses which are semipublic in nature, such as: churches, parochial schools, fraternal lodges, utility substations, private cemeteries, Country Clubs, Ski Resorts, private parks, radio and TV Towers, etc. Parks - Public recreation uses, including parks, public access sites, playgrounds, roadside parks, campgrounds and related. Includes the Petoskey and Wilderness State Parks, but not State Forest Land. Streets and Railroads - Includes alleys, streets, roads, highways and railroads in use as of the summer of 1968. Water - All principal bodies of surface water including the measurable waters of the Crooked River. Lake Michigan harbor waters are not included. Vacant, Farm and Forest - Encompasses unused open land in tracts or lots, farm land except dwelling areas, and forested areas. Emmet County's total area is 461 square miles, which is equivalent to 295,040 acres. Of this area, less than eight percent is used for housing, business, industry, community services, recreation and transportation. Another three percent is in major surface water area, including inland lakes and the Crooked River. Some 88.9% of the County is land classified as vacant, farm and forest, Lands in vacant, farm and forest are most apt to be consumed by other uses as the County grows. Soils, topography, land ownership and the economic strength of farming will determine those lands that will be consumed first. As an illustration of existing County development, all of the County's roads, highways, railroads, parks, airports, and other land uses, except farmed or forested land could roughly fit into the area of one Township (McKinley for example). That is if all of the urban uses and services were concentrated. However, every community has varying amounts of development and uses are widely scattered throughout . At the present time, the Cities and Villages of the County have over 3,453 acres of undeveloped land. If future permanent housing were to concentrate in Village-City areas where central utility services may be available or could be provided, the County could absorb nearly 8,000 new families without losing one acre of farm land. The Township's of course have vast areas of open land that could be developed. - 38 - �POTENTIAL FOR RECREATION AND TOURISM The potentials for recreation and tour•ism in Emmet County must be viewed in terms of the position of the County in Michigan, and the availability of quality resources and existing recreation developments designed to accommodate tourists . Situated in the northern most portion of the Lower Peninsula, Emmet County has landscape features and environmental characteristics which differ significantly from down state areas. This of itself is a major attraction force, as people from crowded metropolitan areas travel northward to benefit from cooler climatic conditions, cleaner outdoor air and unpolluted waters. To the extent that these resources can be protected from despoliation, the transient tourist economy will continue to grow at a rapid pace. Regional Potentials Millions of people live within a days drive from Emmet County, and the trip becomes easier and safer as freeway construction continues northward. Tourists in Emmet County travel from many states and foreign countries, but are primarily from Michigan, Ohio, Indiana and Illinois. Regional access is provided by freeways, highways, airports and the Great Lakes waterways. Resource Potential The resources of Emmet County were described in previous sections of this report. However, the greatest potential for tourism-recreation is related to the waters of Lake Michigan. Winter tourist visitation is enhanced by major ski resorts developed among prominent topographic features. Hence, topography, climate and water oriented recreation combine favorably in the County and improved regional access (I-75) permits increased patronage. At this writing, some undeveloped shoreline remains along Lake Michigan and on some inland lakes o If these areas are "walled off" by development, the general potential for tourism-recreation will be more restricted. It is recommended that the sand dune areas north of Cross Village be included in a public recreation area. This will prevent an outstanding resource area from the ravages of soil erosion and septic tank pollution . The inherent recreation values of resources in the County reflect the continued losses and depletion of resources in metr' opoli tan areas. Strong efforts will be needed to establish water and sewer serv ices in resource areas where recreation home development may threaten the quality of lakes, streams and ground water. - 39 - �Cultural Potential Emmet County has a history rich with cultural interest . The history of the Indian community is colorful and relates closely with miss'ionary activities in the region. This is substantiated by the numerous monuments and historical markers throughout the County . Fort Michilmackinac is another major historical-cultural feature that attracts thousands of visitors annually. Efforts are now underway to establish an Indian Cultural Center north of Petoskey. If effectively implemented, this center could become a major attraction feature for tourists and at the same tj~e provide cultural educational services, Economic Potential If tourism-recreation is to have its full potential realized, there must be provision for private investment. A major investment in yearround tourism development is Boyne Highlands. Some other significant private investments in tourism-recreation include: Nubs Nob Ski Resort; Country Clubs; Bay View Association; Harbor Point Association; Wequetonsing Association; Hidden Hamlet and similar recreation home developments; marinas; campgrounds; fee fishing ponds; and numerous motel-hotel accommodations throughout the County. Based on the Commercial Economic Base Analysis for Emmet County, total tourist spending in fiscal 1962 - 1963 was estimated at about $13 . 7 million . This increased by about 50% through 1966-1967, for a total volume of about $20.0 million. As long as metropolitan growth continues as in the past, increases of this magnitude can be expected to continue . Using established rates, tourist spending has been increasing at about 16% annually . If the trend continues, tourist spending may reach some $140,000,000 by 1990. This reflects strong and continuing gains in the tourist economy of Emmet County. TRENDS IN COMMERCIAL USES As a general land use standard commercial uses in urban communities make up about three (3) percent of the developed land area, In Emmet County, the percentage of commercial land is 1.5%, However, these two figures are not fully comparable because of the large acreages of County land in roads, highways, regional community services and large recreation sites tend to distort percentage relationships. - 40 - �On the basis of the land use inventory several physical trends were discernible among commercial land uses. These are summarized: 1. The City of Petoskey provides region-wide retail services and has the largest concentration of commercial land use . Of some 272 retail establishments in the County, 143 are in Petoskey (53%). Remodeling, expansion and the development of new centers in and near Petoskey reflect the strength of this retail community. The tourist impact is noted from numerous retail establishments that close during the winter months . 2. Harbor Springs is another important retail center, that reflects strong tourist activity in the summer season. Resort homes and harbor facilities reflect seasonal trends to a high degree. New and remodeled stores indicate good trade area drawing power. 3. Alanson is in a growing market area reflected by the fair to good condition of stores as well as traffic activity in th€ retail center . Some market may be lost to competing centers because of congestion and lack of convenient parking. 4. Mackinaw City has a high tourist impact that is evident from seasonally operated stores and numerous tourist services (motels, restaurants, gifts, etc.). Several new establishments reflect a steady tourist market. In the smaller community areas, particularly the rural townships, commercial uses are operating on a more marginal basis. Some stores have been abandoned and there are fewer retail services because of a decline in the year-round population. However, several quality tourist services are established in rural areas. In the urban influenced townships, new commercial uses are locating along County roads and Sta~e Highway's. This is a reflection of broader market areas, scarcity of land in established centers, and the need for larger business sites . Retail Sales One of the more accurate indices of retail-commercial trends are sales statistics o Based on the data published in the U. S. Census of Business Reports, Emmet County has attained a consistent record of retail growth . - 41 - �TABLE 15 RETAIL SALES BY YEAR Emmet County Year Reported Sales 1958 1963 1967 $24,930,000 $29,977,000 $38,109,000 SOURCE: U. S. Census of Business It is significant that total retail sales in Emmet County increased by $13.2 million since 1958 . Not counting the impact of inflation this is a gross sales increase of 52.9%. Some other significant trends show the following: Emmet County is holding its relative position in terms of percent of sales retained in the three County Regi0n of Charlevoix, Cheboygan and Emmet. The County share of retail services increased in the three County Region of Charlevoix, Cheboygan and Emmet. County areas outside of the City of Petoskey attained a larger share of the total County sales . Retail Center Plans Future retailing in Emmet County cannot be measured with· the same accuracy as past and existing trends. However, all of the projection indices of metropolitan growth, local population increases, and tour..i.st business projections established a sound economic basis upon which to plan retail center improvements. The actual impact of future development within the major trade areas of the County will determine which centers can be improved or expanded to the greatest degree. - 42 - �Retailing in Emmet County has a bright future in terms of the following: The County is a geographic terminus for tourist travel in the northern Lower Peninsula. It is a major destination area. Interstate freeways link the region with growing metropolitan centers . There is excellent access from Detroit and Chicago oriented routes are improving. The County is centrally located within a complex of major ski resorts and benefits from year-round tourist business on a high level. Local population growth is progressing at a reasonable rate, and gains have occurred in diversified manufacturing. Although the County has experienced growth, much of the development has concentrated in the Petoskey-Harbor Springs area. Several northern Townships are expected to hold a stable permanent population, with some slight growth. If past trends continue, a few rural Townships may lose population. Following is a summary of retail center plans for Emmet County: 1. Petoskey CBD Plan The long range development plan of Petoskey's Central Business District is described and illustrated in detail in the report and plan of Petoskey's Central Business District a separate report funded by the HUD "701" Program, The overall objective of Petoskey's CBD Plan is to create a central community area that is attractive and can function as the comparison shopping and governmental focal point of a wide regional area; including rural Emmet County. 2. Harbor Springs The City of Harbor Springs has a sound base upon which to plan future retail center improvements. These relate to the high value investments in seasonal homes in and adjacent to the City, large marine facilities and services, and the increasing popularity of winter sports activities in nearby areas . In the County Plan, Harbor Springs is classified as a major convenience center and has a large convenience trade area. It is expected that the City will expand as a major retail center in the County and probably will progress to include more comparison shopping facilities. Specific plans for Harbor Springs retail center have not been prepared as a part of this report, since the City is engaged in a separate comprehensive planning program . - 43 - �3. Mackinaw City Although the central retail area of Mackinaw City is not in Emmet County, this community and the City of Cheboygan exert a strong trade influence in the northern Townships of Emmet County . For the purposes of Emmet County's retail center plan, it is assumed that Mackinaw City will pursue programs to plan and improve retail areas . Hence, the City will retain or increase its share of the trad e area's retail market . Being positioned out of the County, no specific retail center plans for Mackinaw City have been prepared . 4. Minimum Convenience Centers In addition to the larger City retail trade centers, there are. several villages and unincorporated places that provide minimum retail facilities. These minimum retail centers provide services ranging from a general store to several shopping center uses, as in the Village of Alanson. In addition to a general store, however, the minimum convenience centers are supported by tourist lodging facilities and perhaps some general commercial activity as well. Following is a description of the six Minimum Convenience Centers in Emmet County. The basic design principles expressed in these plans relate to: Consolidation of scattered retail uses into expanded retail shopping centers. Provision for off-street parking to increase retail sales capacity. The addition of landscaped areas and street trees to make the centers more attractive. a. Alanson Center Behind Petoskey and Harbor Springs, the Village of Alanson is the third largest retail center in Emmet County. Alanson's retail activity should be concentrated on US-3 1 with parking behind the stores. If possible, a large community park should be developed aiong the Crooked River. This would attract tourists, boating enthusiasts and fishermen who use the River at Alanson. A large central park i ng lot would be able to serve the retail stores as well as the park facility. - 44 - �b. Carp Lake Center Retail services in Carp Lake are largely tourist oriented, and there are numerous tourist lodging facilities situated around the Lake (Paradise Lake), Existing center uses include: two gasoline stations, one marina and boat livery, one sporting goods and hardware store, a grocery store and several motels and cabin courts. The existing pattern of development is crowded, there being little room for expansion and very limited parking. Future expansion at the Carp Lake Center will be difficult and expensive to achieve because of existing development . However, if an expanded market is desired, two critical objectives must be reached. First, the retail area must be enlarged to provide room for building expansion and off-street parking. Second, some landscaped open space should be provided to develop open views of Paradise Lake. c. Cross Village Center The retail potential of Cross Village is strongly oriented to the summer tourist season. However, it is reasonable to expect some lake lot subdivisions to result in year-round resort dwellings. Also, there are a number of farms located in the surrounding area to support basic services. Cross Village's retail inventory includes: two gasoline stations, two gift shops, one grocery store, a large inn, and small snack bar. The plan for future development illustrates a gradual "filling in" of retail uses between these basic uses . Offstreet parking is located so as to serve the retail stores and act as scenic turnouts for views over Lake Michigan. Landscaped setbacks are sugges~ed for State Road to evolve into a scenic route to the sand beaches and boat landing, which may be expanded into a larger marina or harbor. d. Levering Center Retail services in Levering are limited to one hardware store, although several other commercial services are located on US31, out of the Village's former retail center . Levering's plan is based on the potential attraction force of a "County Ghost Town". The original retail shops are mostly vacant, as former retail enterprises have ceased or moved to US-31. Another possibility is the development of a pre-1900 retail street. Under this possibility, the existing buildings would be restored to their original design. The main street could be cobblestoned and made to function like a pedestrian mall. All parking would then be provided behind the stores (east side). The restored buildings could then be used for actual retail services (groceries, drugs, gifts, etc.). - 45 - �If the Ghost Town or Old Town theme does not evolve, retail services will probably continue to develop on US-31 since there would be little attraction to pull travelers off the highway. e. Pellston Center Pellston is the largest Village in the County and has the largest concentration of permanent homes outside of the Petoskey-Harbor Springs area. The future plan for retail development is relatively uncomplicated emphasizing basic retail concepts. These relate to retail use concentrations, off-street parking, and a beautification plaza or mall to act as a focal point. Added to this would be architectural improvements and pleasing center appearance. 5. Other Minimum Shopping Facilities The previous paragraphs described various shopping areas in Emmet County . In addition to these, there are other locations that may develop commercially and these may include shopping center type uses. Based upon the distribution and compositi0n of competing retail areas in the County, ten (10) other locations have possible longterm future retail center development. The location of the ten potential retail centers are listed below, roughly in the order of their development importance: 1. Boyne Highlands - Nubs Nob Area 2. Wilderness Park 3. Larks Lake 4. Bliss Center 5. Resort Township (Intertown and Resort Roads) 6. Good Hart 7. West County Line on US-31 8. Brutus 9. Epsilon 10. Stutsmanville The actual priority and timing at which these centers may develop, will be dependent upon the rate of future County growth and the distribution of that growth among the sixteen Townships. - 46 - �TRENDS IN INDUSTRIAL USES The generalized Existing Land Use Map of Emmet County illustrates the location of industrial uses. However, the term industry encompasses many different types of land uses with industrial characteristics, and is not restricted to manufacturing operations. In addition to the manufacturing and fabrication operations, the industrial use classification includes enclosed storage, open storage, private gravel e x traction areas, junk yards and related uses. It is important to recognize the inclusion of uses that are by nature nonmanufacturing. The typical urban community has about nine percent of its developed land area in industrial type use . In Emmet County, all City and Village communities average about five percent and the Ccunty 2.4 percent . It is to be expected that the County and its constituent communities would have a below average proportion because of the County's regional location. Nearly half of the County's developed industrial land is in the communities of Petoskey, Resort Township and Bear Creek Township. The Penn-Dixie Cement Company in Resort Township is the largest industrial use in the County and it supports the largest employment. Several smaller industrial plants have located in the urbanized area of Petoskey, near the Harbor Springs Airport and in Pellston. For the most part, manufacturing uses are limited in size and number . Moreover, their locational pattern reflects the attraction forces of transportation media (airports, railroads, highways and harbors), concentrated labor markets, housing areas and access to other urban services such as water and sewer facilities. EMPLOYMENT BY OCCUPATION In terms of employed labor force, TABLE 16 on the following page indicates the breakdown by occupation within the County . These figures are converted to percentages and compared with the State of Michigan. Some general observations can be drawn from the table. Those occupations contingent to farming are somewhat higher than the state average . Craftsmen and operatives are lower than the State . This was also found to be true in xhe City of Petoskey . (See Petoskey Industrial Study, March, 1969). The Managers and than that of the tourist trade in similar to State Officials group and Service Workers groups are higher State . This reflects in part on the motel and the region. The remaining categories are relatively averages. As noted on the TABLE, the categories most oriented to manufacturing industries (craftsmen, operatives, laborers) hav e a smaller percentage of the employed labor force than the State average . This is partly attributed to the dominance of retail employment to serve recreationtourist services, as well as the general lack of industrial activity in all rural regi0ns of the State. - 47 - �TABLE 16 1960 0CCUPATIONAL CHARACTERISTICS Emmet County Major Occupational Group Emmet County Number Perc·ent Michigan Percent Relation to State Professional, Technical and Kindred 550 10.6% 11. 5% Farms and Farm Managers 228 4.4% 2.2% Higher Managers, Officials and Proprietors 632 12.2% 7.3% Higher Clerical and Kindred 581 11.2% 13.9% Sales Workers 411 7.9% 7 . 4% Same Craftsmen, Foremen and Kindred 666 12.9% 15.4% Same Operatives and Kindred 681 13.2% 22.2% Much Lower Pvt. Household Workers 254 4.9% 2 . 2% Higher Service Workers 635 12.3% 8.7% Higher 78 1.5% 0 . 9% Higher Laborers 326 6.3% 4.0% Higher Not Reported 132 2. 6% 4 . 3% 5,174 100.0% 100 . 0% Farm Laborers and Foremen TOTAL EMPLOYED SOURCE: U.S. Census of Population, 1960 - 48 - Same Lower �TABLE 17 shows the County's employed labor force by industry group, ranked in terms of importance in a 12 County Region. It is significant that Emmet County had the second highest employment base for major service industries including retail trade. Manufacturing ranked fourth and agriculture fifth. Industrial Pl·an Elements Based on the existing employment characteristics of the County and general economic conditions related to manufacturing industry it can be concluded that: The area's economy is premised on a retail-service trade, based primarily on tourist spending and will probably continue as such in the future. The labor force of Emmet County is oriented to service-retail occupations and is lacking in the manufacturing skilled labor. The region is removed from the major metropolitan centers of the State and thereby removed from large labor markets, major triansport systems and market areas. Labor diversity is a limiting factor in attracting industries that are able to function in this economic area of the State. Future industrial development may occur on isolated parcels until some basic changes in transportation systems of the area are completed. Future population growth will be affected by future industrial development as well as increased tourist recreation services. Emmet County is a major recreation service center in one of the most impressive resort areas of the Midwest, which extends along the entire Lake Michigan shoreline. The smaller and more northerly centers that dot this shoreline rely to a heavy extent on tourist spending. It- may be possible to see small scale machine shops, fabricating plants, circuit production and similar industries come to Emmet County at a gradual pace as in the past. The diversity and pace of future industrial development will be affected by The following: There may be a natural trend toward industrialization in the smaller urban areas as an answer to problems of overcrowding in major metropolitan areas. Open lands suitable for industrial development near the Pellston Airport may spur substantial economic growth in this central region of the County. This will generate both industrial and domestic demands for community sewer and water services. - 49 - �TABLE 17 EMPLOYEES BY MAJOR INDUSTRY GROUP Emmet County '19'50 Agriculture Rank in 12 · co·u nty_ Ar·ea_ 844 7th 24 5th 3 Construction 1960 Rank in 12 COU!l,_!y Area 366 5th 10th 0 12th 420 1st 468 3rd Manufacturing 924 2nd 681 4th Utilities 337 2nd 336 3rd 1,195 2nd 1,447 2nd Business & Personal Services 795 1st 568 2nd Other Services 579 1st 891 2nd Public Administration 189 -2nd - 183 - 2nd 5,387 2nd 5,174 2nd 16,534 2nd 15,904 2nd Forestry & Fishing Mining (J"1 G) Wholesale and Retail Trade Total Employed Total Population SOURCE: U.S . Census of Population Twelv e Counties in the Northern Region o f the Lower Peninsula. �Other significant industrial growth areas may evolve at Mackinaw City, and near the Harbor Springs Airport. Again sewer and water demands will be generated. The provision of new community water-sewer systems as well as the expansion of existing systems. Although not underway at this writing, a detailed Industrial Economic Base Analysis and Plan will be prepared for Emmet County under the 11 701" Urban Planning Assistance Program. When completed, a more precise analysis of industrial locations in the County will be available . TRENDS IN RESIDENTIAL USES Residential development in Emmet County assumes three basic forms. First, is the urban density development in City-Village communities, second, is the rural farm and rural nonfarm dwellings scattered among the Township communities, and thirdly, the resort-vacation homes occupied on a seasonal basis, largely by families from distant metropolitan centers. Each of these housing types exert basic pressures for development and each type has a slightly different impact on the lands and resources of Emmet County. From the viewpoint of sewer and water utility services, the higher density urban development in City-Village areas requires complete water-sewer utilities. Competing for second priority needs are low density housing areas close to City-Village areas and the higher density seasonal home areas (as the one-hundred foot lots along lakes and rivers). Rural farm and rural nonfarm homes exert lower priority demands because of large individual building sites . The need to promote concentrated residential development in Emmet County is dramatized by the land to population ratio . Emmet County's total surface area (land and water) is 295,040 acres. Assumimg all of this was available for use and equally divided among the County's 1970 population, there would only be some 16 acres of land per resident. By addition in tourist demands and deducting land in forests and nonresidential purposes, the available acreage would be much less . In 1960, Emmet County's population was 15,904 persons occupying 4,696 households (3.33 persons per household). Of this total, 48% of the population lived in the urban communities of Petoskey and Harbor Springs. Seventy-three (73) percent of the population lived in the County area encompassing the Townships of Bear Creek, Little Traverse, Littlefield and Resort; and the Cities of Petoskey and Harbor Springs . Hence, the remaining twenty-seven (27) percent of the population was divided among the twelve remaining Townships. This is an a v erage 350 persons per Township. - 51 - �Population projections for Emmet County show a possible 22,500 persons by 1990. Of this total, some 18,510 persons are expected to live in the six (6) urban oriented communities listed in the preceding paragraph (82% of the 1990 total). The 1990 projection suggests an, increase of 2,060 permanent dwellings over the 1960 total . Of these added units, only 370 are projected to impact the Township's away from urban communities . This is an average growth rate of about sixty permanent dwellings per year plus the repair and replacement of older depreciated units. In 1960, Emmet County reported 2,560 seasonal housing units. This represented some 32% of all housing in the County, both occupied and 1 The rural nonfarm areas had over forty-seven (47) perunoccupied , cent of their housing classified as seasonal . Comparable data on seasonal dwelling constructed since 1860 is not readily available, however, a substantial number of seasonal homes were constructed in "Chalet Villages" near the ski resorts, on inland lakes, and on Lake Michigan. Adding in trailers used for seasonal occupancy, it is probable that more than half of the current rural nonfarm hou sing is seasonal. For residential planning purposes, it can be expected that urban resi_,dential demands will be greatest in and near Petoskey, moderate in the Community areas of Harbor Springs, Alanson and Mackinaw City, and slight in the outlying rural service communities . The type of home most in demand is for three bedrooms and ov er (80% to 90% of the market). Only ten (10) percent of the market is for efficiency, one bedroom and/or two bedroom units. 2 There is a strong demand for three and four bedroom homes for families with incomes under $6,000 per year. Seasonal or recreation home demands will be strongest in those areas that have multiple recreation use potential . Hence, a vacation home that can offer ready access to skiing facilities, swimming beaches, scenic views, forests, hunting and fishing will be in greatest demand, Residential Planni~oncepts for Emmet County Based on the analysis of County housing demands and population trends, the following planning concepts should be used to guide future residential development in Emmet County: 1 2 According to the Emmet County Equalization Department, the proportion of seasonal homes to permanent homes is still about one-third in 1969. Mr. Ken Peterson, Realtor and Mr. Cy Jordan, from questionnaire interviews assessing the real estate market in the five year period prior to January, 1969 . - 52 - �1. Recognize the fact that all land in the County will not and should not be developed. That which is developed for residential use should fit into logical service areas for schools, parks, shopping and related. 2, Scenic resources are integral elements of the County's economy . These should be protected so that the character of the County remains attractive and desirable for both permanent residents and visitors. 3. Wildlife is important to Emmet County as are forest and vegetative resources. Development patterns must recognize ecological factors in the environment. Hence, swamp lands, wooded areas, streams and related resources must be protected from pollution and depletion . If present in the area, natural resource areas can extend into urbanizing areas as open space wedges and recreation sites. 4. Access to lakes and streams becomes more scarce each year . View existing undeveloped lake-river frontages as resources to be protected, Encourage water oriented development to form in cluster development patterns, rather than parcel off the frontage on a 100% individual access basis, Cluster patterns can provide more recreation home sites per foot of water frontage than the traditional subdividing method. Moreover, the scenic shore or river bank will be protected. 5, County roads normally provide access to farms and nonfarm homes in rural areas, Traditional developments follow the existing road patterns until the frontage is gone and large internal vacant areas remain. Preferably, small service roads and cluster developments should extend from the County road rather than serve individual unit frontage. This will keep the roadway safer for abutting developments and more efficient for traffic needs. 6. Organize communities t~ promote and establish housing for low income families and retirement age citizens. A review of housing needs among Indian families should also be initiated . The approach to the Residential Plan for Emmet County considers the foregoing as concepts to guide the overall design of the Plan . Residential Areas Plan The "Residential Areas Plan" map illustrates several factors that will influence the configurations of future housing areas in the County, These are: Resource areas that should remain in a natural condition to support broad scale resource management programs and ecological balance. - 53 - �..."' z z "' I .... ~~iJ.,......--c==#==4==r==mr-=jt=·-;:n= - ., ::, 0 .. ., .. .."' .."" 1' "' ~ ~ L ~ ~ <> .. "' 3 .,.. "' .. .. •. "' .~ I- ! ► ► z 0 0 ::, Q ~ - C - I I I I 0 .•• • .. J -- z 1- z "'l- .. o - .."'" .." '-> <( _J a... ► "''-> !:: CJ) - <( w 0::: <( ,,.. ~r;·~-:--:-··· · t _J ;: <( :: ~ ~ :: (/) 0.. ::. 11 4 0 : ,( ~ ~ ...J }:_ :,'.,• C .. ,, w ii1 z . i!i:' !l - -t---- "' •• "' ~1 n 1,l ~' t: E I ~ ; ~ Q -I-~ "' "'<t ll. ~ o i . --}r _r zz w~ "',. " "' ~~==-,i'-=~""1n11 "' ",._ "' o<-> - -❖:•:•:•:•.: • "' ,._ (/)~ ,._ I '~r.i==!' W:E z a::~ 0 ... ~ ..., -~-;; .o .,_ .~Ii ~ ,- ..., ............ r •- ... -.., r ............. ~ I -1,, t>/ .::, / >I/ 3 )( t,' 7 ...... o -::, o c ., 0 u C 0 E ~ o .c c::·c ]; ·; Q. �A highly tentative flignment for a future express type highway through the County. The basic County road - State Highway network which interconnects the functional land use areas of the County . Some suggested route changes have been included. Key resort attractions and facilities wherein seasonal home construction is likely to continue. Existing urban communities and concentrated housing areas. The above factors were mapped and evaluated in terms of the pattern of soil resources, topography, deer yard areas, quality fish streams and existing land use. These topics were discussed in previous report sections. On the basis of the above, a generalized pattern of logical future housing areas evolved. In the communities of Petoskey, Bear Creek Township and Resort Township, the Residential Plan is bas d on neighborhood and residential plans for those communities. 2 These Petoskey Area findings are considered to be a part of the Emmet County Residential Plan, including any modifications and amendments that may be made from time to time. The methods used to delineate the urban residential areas near Petoskey are the same as the methods used to determine urban residential areas in other County areas. Major highways, railroads, public lands, steep topography, soils poorly suited to development and related features were used as boundary references for residential areas. On the 11 County Residential Plan 11 map, long-range urban neighborhood areas were combined to form larger community areas. Each of the community areas may be further divided into one or more neighborhood units. The number of neighborhoods will ultimately be determined by the density of population within each unit and the geographic size of the community. 1 • J 2 The mapped expressway is an interpretation of a general State Highway Department proposal. The route, however, is in an alignment which appears to support basic planning conclusions for the County. The final alignment may vary substantially from the tentativ e routing illustrated. Vilican-Leman & Associates, Inc., Residential Areas, Petoskey Area Planning Commission, January, 1969. - 54 - �ii Following is a discussion of the general community areas mapped on the irResidential Areas Plan": 1. Petoskey Area Area 1 Altogether there are nine residential areas in and near the City of Petoskey and the Townships of Bear Creek and Resort. These vary in size, some containing several planned neighborhood units. The neighborhood units, however, are not delineated in expectation that they will be fully developed within 20 years. It may be appropriate to view the neighborhoods as basic "planning units" or simply as residential areas. Persons who build homes and purchase lots in the neighborhood areas have the knowledge that they are in logical home areas. On a long term basis, they can expect to be within a reasonable distance from planned elementary schools, local recreation areas, and community water-sewer-utility services. 2. Harbor Springs Area Areas 2, 3, 4 and 5 The Harbor Springs Area Residential Plan is presented in four (4) basic areas. Area 2 can probably be divided into two neighborhood units, centered on a large resource area for open space recreation. Area 3 has the potential of being divided into four neighborhoods. The exact number will depend on actual growth, the ratio of seasonal homes to permanent residences, and the acreage devoted to recreation-community uses. Area 4 encompasses most of the existing developed lands in Harbor Springs. Area 5 is positioned along Little Traverse Bay and is predominantly a recreation home area at this time. Development will be attracted to this area by the scenic qualities of Little Traverse Bay. Some negative aspects relate to the flight path of the Harbor Springs Airport and the rather narrow shape of the area. Overall, Areas 2 thru 5 indicate the probable impact areas for future high density residential development. As in the Petoskey area, the capacity population of these areas exceeds the projected growth. 3. Round Lake Area Areas 6, 7 and 9 The Round Lake Area of Emmet County is a sort of development crossroads where the urbanizing influence of Petoskey, Harbor Springs and Alanson come together. Round Lak~ also generates development influences by virtue of water oriented recreation, home sites, the Petoskey State Park, the Harbor Springs Airport, Conway and Highway interchanges. - 55 - �• Planning and arranging land uses in the Round Lake area is complicated by the narrow highway corridors (US-31 and M-131) created by Lake Michigan, Round Lake and Crooked Lake. Added to this is a general mix of existing land uses, an incidence of poorly drained soils, and absence of urban utility services. The potential routing of a north-south freeway through this area, will result in accelerated pressures and demands for land . Hence, the Townships and communities involved must allocate land resources to housing, industry, tourist lodging and general commercial before it is too late to decide the best growth pattern. Zoning will then be necessary to enforce decisions on the best uses of land . 4. Crooked Lake Area Areas 8, 10 and 11 Crooked Lake is an established tourist housing area . The most concentrated recreation home areas are found along the north shore in and near Oden. Pickerel Lake to the east is also developed with seasonal homes and new units are being constructed along undeveloped shore area. The entire Crooked-Pickerel Lake area is limited for development by poorly drained soils. The problem is particularly acute along the shoreline where the demand for lake front home sites is greatest. As a result, quantities of sewage effluent on the surface of the ground and in the lake have reached a point of serious pollution hazard. This is an area which clearly demonstrates planning deficiencies in terms of : (a) carrying capacity of soils and land resources . (b) substandard and out-moded development standards . (c) inadequate traffic routes to serv e local and regional traffic , (d) disregard for land use relationships (mix ed uses) , (e) failure to implement central utility services prior to intensive use of land. The above points underscore some major problems affecting the Oden-Crooked Lake area and it will likely result in expens iv e community improvements to correct past mistakes , • - 56 - �5, Alanson Area Area 12 Alanson is an incorporated Village and is the County's third largest retail service center , Retail services, the Crooked River, and a new school will attract additional development in and near Alanson. School enrollment increases since 1960 are factual evidence of continued growth. The Valley of the Crooked River in Alanson is characterized with soil and drainage conditions similar to areas near Crooked Lake. Poor drainage and swamp conditions establish unstable building conditions that will become more acute unless community sewer and water systems are installed. 6. Pellston Area Areas 13 and 14 The community of Pellston is an incorporated Village located in portions 6f two Townships. This community is important because it is adjacent to the Emmet County Airport, hence, a potential source of added economic development for the County as well as a major transportation terminal in the northern Lower Peninsula . One manufacturing plant has located adjacent to the airport, and others may be possible in the future . A problem in accommodating residential growth is relating to existing community service facilities, while avoiding the flight ~aths of major runways. There is also a land squeeze in Pellston, because the existing Village is surrounded by public lands, some poor soil areas, a major highway, and airport approach zones. It is difficult to cluster new housing because of the factors listed above. 7. Mackinaw City Area Area 15 Mackinaw City supports a relatively low year-round population because of the seasonal nature of the economy . Moreover, the community is situated in two County's: Emmet and Cheboygan . Most of the retail services, shopping and tourist lodging facilities are in Cheboygan County, while many of the seasonal and year-round dwellings are on the Emmet side. l The demand for residential land in Mackinaw City will be determined by successes in developing industrial land, especially_ those activities that require access to Great Lakes shipping lanes . Also, the extent of tourist services will bear on added employment to sustain a larger year-round population . Potential industrial areas are located in Emmet County and these are linked by rail to port areas and are readily accessible from the I-75 Freeway. - 57 - �"' 8• Cross Village Area Areas 16 and 17 Cross Village is located in a highly scenic area of Emmet County . Developed on a high bluff, there are commanding panoramic views over Lake Michigan, views which are especially dramatic during sunset periods. Cross Village is also an historic Indian Mission site. Significant year-round employment opportunities in Cross Village may be difficult to realize. Highway access is limited, there are no railroads and existing community serv ices are oriented to rural and tourist markets. Additional seasonal home development is the most likely economic impact that can add to the Community. Cross Village has excellent Lake Michigan orientation and it lies between the attraction forces of Wilderness State Park and the ski resort areas to the south. Since rleasure boating on Lake Michigan is a highly attractive tourist activity, harbor, beach and lake front park developments at Cross Village could enhance community development potentials. 9. Other Residential Areas Even though the Residential Plan outlines a wide number of potential residential areas that can be planned and serviced to house concentrated patterns of development, a large proportion of new homes (seasonal and nonseasonal) will locate on tracts of land throughout farm and nonfarm areas. Although this scattering development should not be promoted as a planning principle, it can be less of a problem with careful attention to ground water resources, soils and overcrowding. The problems of overcrowding and the mixed use character of developments on Crooked Lake and Paradise Lake must be avoided on the other inland water resources of the County . If developers anticipate high density subdivision activity, then immediate concern must be given for community water supplies and sewage treatment services. - 58 - �WATER RESOURCES (PART I A . 6.) The general discussion of water resources is included in the report section covering Natural Resources. Specific information on the quality of ground water supplies, well logs and community water resources is contained in PART III of this Comprehensive Sewer and Water Plan. PART III contains the conclusions and recommendations of the consulting engineers who participated in the preparation of this report, McNamee, Porter and Seeley, - 59 - �LONG RANGE FINANCING PLAN (PART II B 0 ) There are various bonding approaches and financial methods that local units of government in the State of Michigan employ for the financing of major water system and/or sewer disposal and collection facilities . The following are the most commonly used in Michigan: 1. Contract Bonds sold on the provisions of Act 185, P . A. of Michigan, 1957 as amended, commonly known as the Department of Public Works Act. 2. General Obligation Bonds sold under the prov isions of City and Village Charters and Act 202, P.A. of Michigan, 1943 as amended, commonly referred tQ as the Municipal Finance Act . 3o Revenue Bonds sold pursuant to the provisions of Act 94, P.A . of Michigan, 1933 as amended, commonly known as the Revenue Bond Act. 4. Special Assessment Bonds sold under the provisions of Act 188, P.A. of Michigan, 1954 as amended, and/or the Municipal Finance Act. PUBLIC ACT 185 Each of the above mentioned financial arrangements has certain advantages to the issuing municipality o The one that seems to combine all the advantages and the one that is enjoying the greatest use, at this time in Michigan, for the financing of major capi t al improvement water and sewer programs, is the Department of Pubic Works Legislation, Act 185 . Under this legislation, local units of government may enter into a contract with the County Board of Commissioners . The contract between the County and the contracting municipality, provides, among other things, that the local unit has the right to pay contractual commitments for debt service charges from many and varied sources. Contractual obligations incurred in behalf of the local unit of government are exempt from any charter or statutory tax or debt limitations. This is a key advantage from the standpoint of the small community that finds itself facing the problem of financing several new public facilities at the same time . In many instances where communities with a low tax base are confronted with the major capital improvement programs, it is often advisable for that community to save its local bonding capacity for those projects that cannot be financed through the County Department of Public Works. Article 9 of the 1963 Michigan Constitution, provides that the local unit would have an unlimited taxing power to meet the contractual commitment to the County. - 60 - �The unit of government requiring water and / or sewer serv ice may contract with the Emmet County Board of Commissioners for the acquisition and construction of said facilities. A contract would prov ide for semi-annual principal and interest payments to be made by the local unit of government to the County for the liquidation of County Bonds sold to finance the improvement. Under the provisions of Act 185, the local unit has numerous financial alternatives whereby it can meet the contract payments to the County. Mainly these are: 1. 2. 3. 4. 5. ad valorem taxation water and/or sewer user charges connection charges debt service charges general fund allocations. From the foregoing, it can be readily determined that the local unit of government has many options available to it. These options combine the advantages of both the general obligation bond issue and the revenue bond issue as well as the special assessment financing arrangements . Many communities in Michigan are financing water and sewer programs through the Department of Public Works and liquidating the contractual obligations by both connection charges and water/sewer user charges. Such an approach eliminates the need to tax residents in the community that may not be served by the proposed facility and places the utility on a self-sustaining user pay basis . GENERAL OBLIGATION BONDS If the local units in Emmet County were to elect to finance water and sewer projects within their own statutory limitations, the general obligation bond, from the marketing standpoint, is the most attractive. However, the provisions of the Municipal Finance Act (Act 202), limits the amount of general obligation bonds that may be outstanding at any one time, to ten percent of the local unit's latest state equalized valuation . Local charters may provide for a lesser bonding capacity than the ten percent as provided by state statute . General obligation bonds must be submitted to a vote of the people. Even though a local unit may offer general obligation bonds, and pledge the full faith and credit of the municipality, they could, nonetheless, employ water and / or sewer user charges as a means of liquidating the debt and possibly eliminate the need for an ad valorem tax spread , - 61 - �J ACT 94. REVENUE BONDS Many communities in the State of Michigan, because they found themselves faced with the problem of bonding capacity, turned to the provisions of Act 94 and offered revenue bonds for the acquisition of water and sewer facilities. The revenue bond, under the provision of Act 94, does not require a vote of the people but is authorized solely and only by the adoption of the bond ordinance by the looal units of governing body. The marketing problems inherent to the issuance of Act 94 bonds are somewhat more rigid and consequently, interest charges are somewhat higher than normally experienced on general obligation bonds or Act 185 bonds. STATE AND FEDERAL AID As a result of the favorable "Clean Waters Bond Issue" election held State-wide in November of 1968, the State of Michigan has monies available with which to fund a new grant program for water pollution control facilities. Under the provisions of enabling legislation, cities, villages, townships and counties may receive up to 55% of the total project cost in the form of State and Federal Aid. Four Federal agencies presently have grant-in-aid programs available to municipalities for the construction of water distribution systems and sewage disposal facilities. These agencies are: 1. 2. 3. 4. The Department of Housing and Urban Development (HUD) Farmers Horne Administration (FHA) Economic Development Administration (EDA) Federal Water Pollution Control Adrninistration.(FWPCA) Much news is being generated by the Congress, regarding inadequate funding of the foregoing Federal programs in the past few years and every effort is being made to remedy that situation4 At the present time, Congress is considering substantial increases in the appropriations to once again fund the Federal programs for basic water and sewer construction grants. The proper procedure for applying to these agencies for financial assistance is to secure Form SF-101 of any of the regional offices of the above mentioned Federal Agencies and process them . Once the form has been prepared and signed by the local unit, it should be returned to that agency, from which it came, where it will be reviewed and assigned to the appropriate Federal Agency having jurisdiction over the applying municipality . - 62 - �ACT 188 . SPECIAL ASSESSMENT BONDS Public Act 188 of 1954 stipulates that a township with a State Equalized Valuation of at least $7,500,000 may issue special assessment bonds on petition signed by not less than 51% o f the district requiring improvements, pledging full faith and credit of the township. Only Bear Creek and Resort Townships now qualify in Emmet County. Act 188 Bonds may be issued in an amount not to exceed 3 % of the assessed valuation per year without a vote of the electors and with a maximum of outstanding bonds at any time of 12% of the assessed v aluat i on . With an affirmative of the electors, the maximum 12% may be issued in one year. These bonds are retired by special assessments against the benefiting property. The assessments may be spread over a maximum period of 30 years and if any assessments default, they revert to the Township at large. Therefore, in order to sell the bonds, it is necessary to have a vote of the electors to prov ide for the necessary millage should a default arise. If the equalized valuation of the Township is less than $7,500,000, then the Township must use Act 116 of 1923 which requires a petition signed by 65% of the district requiring improvements and prov ides that no annual installment of the assessment may exceed 15% of the assessed valuation of the property. - 63 - �j PLAN UPDATING PROPOSAL (PART II C . ) It is recommended that consideration be given to the formation of a County Department of Public Works or similar department (as outlined in Part II B) for the purpose of keeping the Comprehensive Sewer and Water Plan up-to-date. This department would: 1, Be responsible to the County Board of Commissioners, yet relieve the Board of working on time consuming details. 2. Be in a position to determine project priorities which may change in response to the demands of any given future date. 3. Keep abreast of current methods of financing and federal assistance programs. In rural areas, the Farmers Home Administration Programs will be important. 4. Work with the local and state health departments in order to establish programs for achieving and maintaining the increasingly more stringent water quality standards as established by the Department of Natural Resources, 5. Insure the best utilization of existing and future resources within the County for the planning and construction of public works projects. 6. Provide overall technical leadership for sewer and water planning, including assurances that facilities are competently operated and maintained by a qualified staff. 7. Be flexible to assist smaller units of government with system development, especially in terms of extending financial abilities through full faith and credit backing of County valuation . As a particular project is planned, the services of a competent bonding attorney and bonding consultant should be obtained to assist in the financial planning of the project. The determination of sewer and water needs is directly related to land use . Hence, the County Board of Commissioners should establish procedures whereby the Department of Public Works or any other responsible committee, works in close coordination with the County Planning Commission. If there is County-wide zoning, then the County Zoning Commission will be brought into the water and sewer planning process also . Perhaps the single most important responsibility of the DPW, outside of its financial objectives, is to determine project priorities . To best perform this, the County must plan and execute individual projects within the framework of the overall County Sewer and Water Plan. Township Boards, the County Board of Commissioners, priv ate land developers, the Health Department, and various other planning groups will initiate many of the project proposals. - 64 - �l Because of the importance of the Comprehensive Sewer and Water Plan, efforts must be made from time to time to reappraise the Plan and update the proposals outlined therein. The frequency with which the updating process occurs will depend on the pace of future land development, major new directives on pollution control, an~/or unforeseen changes in the quality of existing water supplies. The Plan should probably be given a thorough review every ten (10) years; sooner if major new land developments impact the County. - 65 - �COMPREHENSIVE SEWER AND WATER PLAN: PART III �COMPREHENSIVE SEWER & WATER PLAN This section of the report encompasses PART III of the Comprehensive Sewer and Water Plan, and describes the salient features of existing systems and proposed improvements. WASTE WATER COLLECTION AND TREATMENT Due to the importance of the water resources in Emmet County, it is vital that they remain of the highest quality. To insure this quality, improved waste water treatment facilities are required . As a result of the Federal Water Quality Act of 1964, a number of communities in the County have already taken steps to provide new or improve existing waste water treatment and collection facilities. The Federal Water Quality Act required all states to establish upto-date water quality standards, The Michigan Water Resources Commission has complied with this act and has obtained approval from the Federal Water Quality Administration of the standards it has established. J Early in 1969, communities in the State, including some in Emmet County, received stipulations from the Michigan Department of Natural Resources. These stipulations stated that these communities would provide secondary waste water treatment, if they were not already doing so, and would provide facilities for the removal of a minimum of 80 percent of the total phosphates from the waste water influent to their treatment facilities. The stipulations also provided for consideration of a lesser degree of treatment than would be accomplished with a secondary process. However, the Water Resources Commission had stated that if the treatment method employed did not achieve a minimum 5-day Biochemical Oxygen Demand removal, Federal grant monies would not be available. The Cities of Petoskey, Harbor Springs and Mackinaw City have made every effort to comply with these stipulations and each has plans and specifications for waste water treatment improvements completed or being prepared. A large portion of the present population will be served by these improv ements . Following is a discussion of the existing waste water collection and treatment facilities, existing problem areas, and proposed improvements within Emmet County. -66 - �Existing Facilities At the present time, the Cities of Petoskey, Harbor Springs and Mackinaw City have collection and treatment facilities. The resort communities of Harbor Point and Wequetonsing also have sewers and treatment facilities and the Bay View Association has sewers only, with treatment being provided by the City of Petoskey. Boyne Highlands provides waste water treatment also. It is estimated that approximately fifty-three percent of the year-round residents of Emmet County are served by these collection systems. 1. Petoskey The City of Petoskey is served by a separate sewer system; that is, a sewer system for waste water and a storm sewer system for surface water runoff. The City's waste water is given primary treatment at a plant located at the mouth of the Bear River. It's location is shown on the map, "Existing Sanitary Sewer Service." The plant was originally constructed to use a chemical precipitation process . However, as the degree of treatment was not appreciably increased by the addition of chemicals, this process was abandoned and the waste water had been given primary treatment only since November, 1969. The area presently served by the Petoskey treatment plant is shown on the map "Existing Sanitary Sewer Service." Harbor Springs The City of Harbor Springs also has existing storm and sanitary sewer systems. There is some ground water infiltration into the sanitary sewer system and possibly some storm water connections. Fine screening and disinfection of the waste water is prov ided and it is then discharged into Little Traverse Bay without further treatment. Discharge was originally at the shore line but around 1960 the outfall sewer was extended out into the bay . The Harbor Springs service area is shown on the "Existing Sanitary Sewer Service 11 map. ,1 3• Mackinaw City Mackinaw City is served by separate sewer systems . The service area for the sanitary system is shown on the existing service area map, as ls the location of the City's existing treatment plant. The existing plant is similar to an Imhoff Tank and provides the equivalent of primary treatment. Primary sedimentation is accomplished in the upper part of the tank and solids digestion in the lower sections. - 67 - �4o Harbor Point The community of Harbor Point provides its own waste water collection and treatment system. An Imhoff Tank followed by disinfection is the treatment process used. So Wequetonsing Wequetonsing has a sanitary sewer system with treatment by means of an Imhoff Tank. 6. Bay View Bay View also has a sanitary sewer system. The waste Water is pumped to the Petoskey Plant for treatment. 7. Boyne Highlands Boyne Highlands provides for its own waste water treatment with 2 1/2 acres of lagoons. Effluent from the lagoons is by infiltration into the ground through the bottom of the lagoons. Existing Problem Areas The existing treatment facilities discussed above, with the exception of Boyne Highlands, are not adequate and will not meet present water quality standards. Problems also exist in areas of the County not served by the above sewer systems. As previously mentioned, the areas around Crooked and Pickerel Lakes and along the Crooked River have poorly drained soils and high ground water levels. These conditions will prevent the proper operation of septic tanks and drain fields. A sewer system and treatment plant to serve this area is required . However, sewer systems of this type, around lakes, are characteristically expensive. A greater length of sewer is required to serve any given number of dwellings and ground water is normally high around lakes requiring costly dewatering or trenches prior to the installation of sewers. A potential problem exists in Pellston. The majority of the lots within the Village are small, 50 feet wide by 160 feet deep, particularly in the Business District where they are 25 feet wide by 150 feet deep o These sizes do not provide sufficient area to operate both private wells and septic tanks on the same lot without potential health hazards. J • - 68 - �Planned Sewer Facility Improvements A number of waste water treatment improvements in the County are being planned at the present time. They are as follows: Petoskey The City of Petoskey recently awarded contracts for the construction of a new 2 . 5 million gallons per day, design flow, waste water treatment plant which is to be located in Magnus Park in the City. The existing treatment plan is to be abandoned and the waste water will be pumped to the new treatment plant by means of a pumping station to be constructed near the existing plant site. The new facility will provide primary treatment, secondary treatment utilizing the activated sludge process and tertiary treatment by microstraining. The treatment effluent from the new plant which will be of a very high quality, will be discharged into Little Traverse Bay approximately 1,100 feet from the shore line. It is anticipated that phosphate removal will be well ov er the 80 percent minimum requirement. The new treatment plant, which was designed by McNamee, Porter and Seeley, Consulting Engineers for the City, has a design capacity to serve nineteen thousand people in the design year 2000. This design population includes both permanent and seasonal residents in the City of Petoskey and adjacent areas in Resort and Bear Creek Townships . The 1990 and year 2000 service area boundaries and the location of the new treatment plant is shown on the Future Water and Sewer Service map . These boundaries are based on anticipated future development and their location may vary from that shown depending on where this development occurs" McNamee, Porter and Seeley have developed a General Sewer Plan for the City of Petoskey in which provisions were made for conducting the waste water from the townships to the new treatment plant. However, no sewers as yet have been designed in the Townships . Plans are to continue to treat the waste water from the Bay View Association at the Petoskey Treatment Plant. Bear Creek Township has obtained the serv ices of Williams and Works, Consulting Engineers, to study waste water collection and treatment in the Township. Harbor Springs and Little Traverse Township The City of Harbor Springs and Little Traverse Township have joined together in the formation of a waste water treatmen t authority . The authority has recently received bids on a new treatment facility which was designed for them by Williams and Works . Treatment will be aerated lagoons followed by disinfection and spray irrigation. The phosphates are utilized by the vegetation growth on the area on which the lagoon effluent is sprayed . Therefore, no separate phosphate remov al facilities are required . Spraying will be done during the summer months with storage provided for the waste water during the winter months. The location of the treatment facility, which is to be constructed on a 320-acre site, is shown on the ''future Water and Sewer Service Area" map. - 69 - �' l I ,' \ ' 1' ,~. ~ , '{ ' ' ' { J J J J 1 ,{ 1 1 1~_, l~,- ~-' 1 1 1 l ~ l - J -1 _J 7 -1 C E C I l -~·c r B A A s r T .M A --~,, ---- u R G EON •• • •• ~ r B A ~ □ TI-·1'1G\ I i ~~·1-------- : ~ ,~ " ' ' ~ C:Jl-6~ lo_~"C]\ il ~~ . _i. ,£_.__j v . G • ~=~-- • toOO!UillT i , ' ii I ~ ,. \, " .--· • . ' . 'r . 1o --ll .. 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GII.UtT l1'4[ fAlt !ij [lt's HOii[ &OMINlSTR.t.TION ' UN11'(0 SlAT[S DEPIIIIHHlrlT .t.GIIICULfUR[ •ll70 ·11 ,~o• l(& L [ or ~ PROBABLE fU T URE SERV I CE AREAS PROPOSED fUTURE WELLS TENTATIVE FUTURE SERVICE AREAS ·IASED ON PROJECTED LAND USE . ( ENGINEERING FEASIIILITY NECESSARY TO DETERMINE SPECIFIC SERVICE AREA 80UNDARIESJ Ill f l:l t vilicon · lemon a assoc. inc. planninQ con1ullants MCNAMEE PORTER & SEELEY CONSULTING ENG INEERS I FUTURE COMMUNITY WATER SERVICE EMMET T 3 ~N COUNTY T S4N �Harbor Point and Wequetonsing have contracted with the City of Harbor Springs for waste water treatment. Waste water from the Conway area will a l so be treated at the authority's facility . The area to be served by the authority is shown on the map "Future Water and Sewer Serv ic e Area''. The treatment facility is designed to serve a population of 2,500 in the winter and 4,500 in the summer to the 1990 des i gn year o Prior t o the design of both the Petoskey and Harbor Springs - Little Trav er se Township Projects, McNamee, Porter and Seeley, acting f8r t he City of Petoskey, and Williams and Works, acting for the Authority, worked jointly on a study of the feasibility of incorporating the two proposed t reatment facilities into one larger facility which would serv e t he entire area. A number of possibilities were studies, but due to the distance between Harbor Springs and Petoskey and the relatively little development between the two Cities, it was found to be more economical to proceed independently as planned. Alanson and Littlefield Township Due to the problems previously discussed around Crooked Lake and along the Cr ooked River, the Village of Alanson and Littlefield Township hav e jointly obtained the services of Williams and Works for the purpose of making a study for waste water collection and treatment. Wor k on this study was begun just recently and no recommendations have been presented to date. Some of the possibilities being considered by the engineers are: ., J J l o Alanson and Littlefield Township joining the Harbor Springs Littl e Trav erse Authority with the waste water from this area being treated at the Authority's proposed facility. 2o Alan s on and Littlefield Township contracting with the Authority for waste water treatment at the Authority's facility. 3o Al anson and Littlefield Township either joining or contracting with the Authority and the Authority treating the waste water fr om this area at a second treatment facility to be cons t r u cted in Littlefield Township. 4o Alanson and Littlefield Township remaining independent from the Harbor Springs - Little Traverse Authority and constructing the i r own waste water treatment facility . Regar dless of the results of the engineer's study as to the most feasib l e and economical method, it is encouraging that the Village of Al ans on and Littlefield Township recognize the present problems and are taking steps to eliminate them . - 70 - �Mackinaw City The firm of Johnson and Anderson, Consulting Engineers for Mackinaw City, are preparing plans and specifications for a new waste water treatment facility which is to be constructed in the near future. Current plans are to abandon the existing treatment_ plant and pump the waste wat er to a new treatment facility to be located on a 60 a cre s ite southwest of the City . Treatment will be by lagoons with d isinfection and spray irrigation. Storage will be provided for the waste water for 6 months during the winter . The facility will serv e the area within Mackinaw City only . The design is based on serving a population of 6,000 people in the year 1985 . J J The proposed facilities for Petoskey, Harbor Springs - Little Traverse Township and Mackinaw City will have a design capacity to serve a t otal of 29,500 people, which is nearly 50% greater than the 1990 projected year-round population of Emmet County . Should Alanson and Littlefield Township provide waste water collection and treatment, the abov e total capacity of treatment facilities will be even greater. A very high percentage of the present population will be provided with waste wat er collection services and the areas most likely to experi ence t he majority of the future population growth will already hav e been provided with this utility. Although the Village of Pellston is not planning sewer improvements at the present time, it is recommended that they be considered in the near future, should financial assistance be available. It is dou b tful t hat the Village could fund such a project without assistance . 1 There a r e many programs available, both Federal and State, which would pay a substantial portion of the project cost. Even with assistance it is often d ifficult, if not impossible, for small communities to finance ~he remaining portion . J Was t e wat er treatment facilities are becoming increasingly more expens iv e as more stringent treatment requirements are adopted by the gov ernmental agencies. For example, treatment by lagooning has been a common ly used method for small communities, as construction cost was relatively low and very little maintenance or operations was requir ed . But then it became a requirement that lagoons could discharge into t he r eceivi ng body of water but twice each year, once in the spring and once in the fall . Thus, it was necessary to design lago0ns larger t o pr ovi de for six months storage. It then became a 1 ] - A l a r ge pr ivat e recreati on and housing development (approximately 200 unit s ) is being planned in an area south of Pellston . If the dev e lopment materializes, it would be desirable to consider the feasibility of a joint community sewage treatment serv ice. - 71 - �- requirement that all effluent from lagoons would be chlorinated for disinfection and this increased the initial cost and required more attention to operation. It is now a requirement that 80 percent of the total phosphates in the incoming waste water be removed by the treatment. The lagoon type treatment process is not adaptable to phosphate removal so that the method most commonly used is to follow the lagoon treatment with spray irrigationo A large amount of additional land is required, an extensive network of spray piping increases the maintenance required, and additional fencing, tree planting and other requirements of the Health Department make this type of treatment much more expensive than in the past. It would be desirable to have all the dwellings in the County provided with waste water collection and treatment. But it is not economically feasible even with substantial financial aid. It is recommended that the remainder of the County continue with private septic tanks and drain fields at the present. As further development occurs or as potential problems arise, additional sewer systems should be studied. Some rural areas that may require sewage services because of increasing development and therefore increasing volumes of sewage effluent include: Walloon Lake, Paradise Lake, Larks Lake, Mackinaw Shores, Cross Village and the Ski Resort areas in Pleasantview Township . Demands in the rural Townships of West Traverse, Friendship, Readmond, Cross Village, Bliss and Wawatam would probably arise in areas along the Lake Michigan shore. The other Townships may remain more rural, and services may never be feasible except in a few instances where concentrated development may occur or increase. Levering, Carp Lake, Brutus and Van may be affected under these conditions . Springv ale Township could have some potential utility service area near Crooked Lake and Pickerel Lake. COMMUNITY WATER SYSTEMS Safe and abundant drinking water is a most fundamental requirement to our existence. There are two sources available for obtaining this water. These are surface water sources such as lakes and river, and ground water sources such as artesian and drilled wells. Although there is an abundance of high quality surface water sources in Emmet County all domestic water is obtained from wells. Petoskey, Harbor Springs, Mackinaw City, Hidden Hamlet and Boyne Highlands all have existing distribution systems. Pellston does not have a public water system but does have wells and a cistern for fire protection. Alanson has cisterns for fire protection also. The following is a discussion of water s u pply and distribution in the County. J -, .J - 72 - �Petoskey Water System The present area served by the City of Petoskey water system is shown on the "Existing C0mrnunity Water Service" map. The water is supplied by an infiltration well, 17 feet deep, and a pumping station located on the shore of Little Traverse Bay within the City. The water is chlorinated and fluoridated prior to entering the distribution system. Storage is provided by one new 300,000 gallon steel elevated storage tank, two 150,000 gallon concrete ground storage reservoirs and one 110,000 gallon steel standpipe, 40 feet tall. The new 300,000 gallon elevated tank is supplied by three high level pumps at the pumping station on the lake shore . These three pumps each have a capacity of 600 gallons per minute at 500 feet total head. Also at the pumping station are located three 600 gallons per minute low level pumps which serve the main part of the City and also supply the two 150,000 gallon ground storage reservoirs. The water is pumped again from the ground storage reservoirs to maintain the level in the standpipe which supplies a second high level district , The location of the pumping station and storage facilities are also shown on the "Existing Community Water Service" map . J J ., It is believed that the infiltration well is recharged from ground water flowing from the south, rather than from Little Traverse Bay, as the level in this well is normally above that in the Bay. This is somewhat substantiated by the complete chemical analysis of the City's water which is presented in TABLE 18. A surface water supply would not be expected to have a total hardness as high as 170 parts per million. The Petoskey water supply is of a good quality as can be seen from a comparison of TABLE 18 with the Water Quality Goals and Drinking Water Standards listed in TABLE 19. The Water Quality Goals were established in 1967 by the American Water Works Association (A.W.W . A. ) as an outline of the characteristics of a treated water of a high quality. The Drinking Water Standards were established by the United States Public Health Service (U.S.P.H.S.) in 1962 and are endorsed by the A.W.W.A. as minimum standards for all public water supplies , The water is fairly hard but not so much as to warrant a softening plant at the present time . J ., ] J ,,,, :-, J - 73 - �~ I j TABLE 18 PETOSKEY, MICHIGAN COMPLETE CHEMICAL ANALYSIS OF WATER (parts per million) Determination Resu l t Determination Color units Odor Turbidity units Total solids Silica-SIO 2 Manganese-Mn Iron as Fe Magnesium-MG Sodium-Na Calcium-Ca 0 None Potassium-K Nitrate-NO 3 Chloride-CI Sulphate-SO 4 Bicarbonate-HCO3 Carbonate-CO 3 Fluoride-F Hardness-CaCO3 Hydrogen ion-pH Conductance-Micromhos 0 216 4 0 0.1 11 8.1 so Result 1. 2 1. 2 16 29 170 0 0.30 170 7.4 375 TABLE 19 A oWoWoAo WATER QUALITY GOALS U. S . P.H oSo DRINKING WATER STANDARDS (parts per million) j , .., ] Determination Color units Odor Turbid i ty units Total solids Iron as Fe Manganese-Mn Nitrate-NO3 Chloride-CI Sulphate SO 4 Hardness Flu oride A . W. W. A. WATER Quality Goals 15 3 None 0.1 200 0 . 05 OoOl 45 250 250 80 0 6-1. 2 0 ] ] U.S . P.HoS, Drinking Water Standards - 74 - 3 5 500 0. 3 0. 0 5 45 250 250 �1 Harbor Spr in~s The Harb or Springs water system is supplied by four wells and one 335,000 gallon ground storage reservoir. The wells are: II j Name Depth Capacity Stadium Well Bu l l Moose Well Peffer Well State Well 160 90 180 160 750 430 330 330 feet feet feet feet gpm gpm gpm gpm In a 1 966 revision of the City's Master Plan by Williams and Works, it was recommended that three additional wells be installed in the future o The locations of the existing and proposed future wells and the ground storage reservoir are shown on the "Existing Community Water Ser•v ice" map o The area served by the system is also shown on t he "Existing Community Water Service" map. 1 1 A complete chemical analysis of the shown in TABLE 20 0 The water is of is quite hard t here is no manganese not chlorinated at the present time Harbor Springs water supply is a good quality and although it or iron present. The water is but fluoride is added. TABLE 20 HARBOR SPRINGS, MICHIGAN COMPLETE CHEMICAL ANALYSIS OF WATER (parts per million) Determination Color u nits Odor Turbidity units Total solids Silica-SIO 3 Iron as Fe Manganese-Mn Calcium-Ca Magne s ium-Mg Sodium-Na Result 0 None 0 210 8 o. o 0 0 48 16 0 L4 Determination Result Potassium-K Nitrate-NO Chloride-Ci Sulphate-SO4 Bicarbonate-HCO3 Carbonate-CO3 Hardness-CaCO3 Fluoride-F Hydrogen ion-pH Conductance Micromhos 0. 5 12 0 7 210 0 185 0.30 7. 3 370 J J - 75 - �Mack i naw City One 8- i nch well approximately 200 feet deep and one 10-inch well 296 feet deep supply water to the Mackinaw City system . It is estimated by the City that these wells hav e ov er double the capacity of that being utilized at the present time. Storage is provided by one 100,000 gallon elev ated storage tank . The existing service area, wells and storage tank are shown on the "Existing Community Water Service" map. j There hav e been problems in the past with an odor from the water caused by hydro gen sulfide, but this has been successfully eliminated by c hlori natio n o The water is not fluoridated . TABLE 21 MACKINAW CITY, MICHIGAN COMPLETE CHEMICAL ANALYSIS OF WATER (parts per million) Determi nation Color units Odor Turbidity units Total solids Silica-S I O4 Iron as Fe Manganese-Mn Calcium-Ca Magnesium-Mg Sodium-Na Results 5 None 2. 0 290 10 0. 2 0. 0 68 17 4 Determination Potassium-K Nitrate-NO3 Chloride-CI Sulphate-SO4 Bicarbonate-HCO 3 Carbonate-co Hardness-CaC 3 Fluoride-F Hydrogen ion-pH Conductance Micromhos 8 Results 0. 5 o. oo 4 19 220 0 240 0. 3 7.9 460 The complete chemical anal ysis of one of the wells, given in TABLE 21, shows the water to be very hard. When this analysis is compared to TABLE 19, with respect to total solids and iron, the water will not meet A .W.W. A. Water Quality Goals, but it is well within the U. S . P . H.S. Drinking Water Standards. Boyne High l ands Boyne High l ands operates its own private water system which is supplied by one 6-inch wel l and one 8- inch well, each of approximately 250 gallons per minute capacity, and one 10-inch well that i s 650 gallons per minut e c apacity . Storage is provided b y a 2,000 gallon reservoir . The water i s r eport ed t o be of a v ery go0d quality . J - 76 - �,r Hidden Hamlet i ...------- 1 ...------- ...------- -- There is an existing water system in Hidden Hamlet, a development of recreational homes located directly north of the Nubs Nob ski area . The system is privately owned and operated by the Hidden Hamlet property owners. The system has no fire hydrants and fire protection is provided by the City of Harbor Springs. The system is supplied by four 4-inch wells and one 6-inch well. Present pumping capacity is 420 gallons per minute and the total capacity of the existing wells is estimated to be over 700 gallons per minute, A 4,000 gallon ground storage reservoir provides storage for the system . L'Arbre Croche This new development on Little Traverse Bay between Petoskey and Harbor Springs is constructing a private water system which is to be supplied by two 350 feet deep wells. The new system will be hydro-pneumatic. Pellston Although the Village of Pellston does not have a public water supply, the Village does have three wells for fire protection . Two of these wells are approximately 40 feet deep and the third is approximately 125 feet deep. The Village also has a 20,000 gallon cistern which is used for fire protection . Remainder of Emmet County Wequetonsing and Harbor Point have water systems supplied by the City of Harbor Springs. Bay View also has a water system and is included in the Petoskey service area, The remaining area of the County is served by private wells. Logs of the wells drilled in Emmet from the District Health Officer . well logs . All Townships in Emmet TABLE with the exception of Center in 1970 0 County during 1970 were obtained TABLE 22 is a tabulation of these County are represented in the Township which had no new wells J J J - 77 - �- 7 TABLE 22 WELLS DRILLED IN EMMET COUNTY IN 1970 Township ....- Bear Creek Bliss Carp Lake Cross Village Friendship Littlefield Little Trav erse Maple Ri v er McKinley Pleasantvi ew Readmond Reso rt Springv ale Wawatam West Traverse Na o of Wells 7 1 2 4 2 45 2 3 1 2 4 3 2 1 Least Depth(ft o) Greatest Depth(ft .) 29 145 62 57 135 51 51 170 43 169 190 185 13 8 233 206 62 66 140 69 121 9 41 80 148 1 85 Av erage Depth ....- ..J J J - Total Wells Average Depth(ft.) 93 210 116 120 160 91 169 188 53 370 80 164 109 153 225 153 43 Thirty-nine of the wells list ed in TABLE 22 were constructed with 4-inch casings and the remaining four were constructed with 2-inch casings. The varying topography within the County is illustrated by the large range in depths of t he wells . Twenty-four of the new wells were constructed in the six southerly Townships in the Cou nty o The logs for these twenty-four wells indicate a clay layer of v arying thickness and dep t h throughout most of this area . This is a desirable condition as the clay layer acts to seal of and protect the aquifer from possib l e contamination from th e surface. The majority of these wells draw water from a sand or grav el aquifer while a few of the deeper wells were in shale . Fourteen of the wells listed i n TABLE 22 were construct ed in the central seven Townships of the Count y . Clay and clay mixtures of sand and grave l wer e found throughout most of the depth of these wells with the wat er bearing strata be ing sand or gr a v el. No rock was en countered in any of the fourteen wells o The remaining fi v e wells we r e constructed in the three most northerly Townships in Emmet County . Two of the fiv e were drilled to water bearing limestone and the other three to sand or grav el o Clay materials were reported throughou t most of the depth o~ four of th e five wells. - 78 - �A.l though the wells listed in TABLE 22 cover but a small portion of the wells within the County, they do indicate that potable water is readily available from ground water sources in Emmet County. Lake Michigan and Little Traverse Bay are also available as a source for public water supply but, to date, have not been utilized. This is not unusual as the costs of inlet structures and long intake lines in the lake are usually prohibitive to small communities. It is not unlikely that as the City of Petoskey's population grows and as Resort and Bear Creek Townships develop that Little Traverse Bay may be utilized as a rater source for this area in the future. FUTURE WATER SUPPLY SYSTEMS It is recommended that the existing water distribution systems in Petoskey, Harbor Springs and Mackinaw City be extended as required in the future to serve the areas approximating those to be served by their waste water treatment facilities. However, certain problems will be encountered in expanding the present sys~ems. Due to the varying terrain of the County, booster pumping stations and reservoirs will be required to maintain adequate pressures in the areas at the higher elevations. Due to the previously mentioned potential problems within the Village of Pellston, caused by the small lot sizes, it is recommended that consideration be given to a public water supply for the Village. As safe drinking water is a necessity, it is recommended that a water system be given priority over waste water collection and treatment facilities . Construction of a water system also has the advantage of increased fire protection. It is recommended that a public water system also be considered in Alanson. However, a waste water collection system should have top priority at the present time. As there is an abundance of potable ground water available, the remainder of the County should remain with private wells. As these rural areas develop, a water system, as with a sewer system, should be considered a necessary part of that development. J If community sewage services are not feasible in the more rural County areas, then water services may have to be provided when significant increases in development occur . The need may be prompted at an earlier time if the capacity of the soils to absorb septic tank effluent is exceeded o Areas that may require central wa~er systems first, will likely be in resort locations, particularly water oriented sites . These may include: Walloon Lake, Paradise Lake, Crooked Lake, Larks Lake, Mackinaw Shores, Cross Village and the Townships which have frontage on Lake Michigan. At least some limited need could be experienced in any one of the rural Townships of Bliss, Carp Lake, Center, Cross Village, Friendship, Readmond, Springvale~ McKinley, Maple River, Pleasant View and Wawatam. The communities of Alanson, Pellston, Carp Lake, Levering, Brutus, Van, Oden, Conway, Bay Shore and other locations may develop needs at an earlier time. - 79 - �., { t~ ( i 1 r-= C t i .J ,--: { • ~· -~· ' j ,· ·1990 SERVICE C £C I - ~ ..W ~~ L AREA r B A ~ PRO'l\OSED TREATMENT PLANT T.ltN, :JI ~ A B A T 1' ~f If A ·------r;::::= ",,,,,, ,,,. l\ sTUl?GEON r -.'~:,. -h.J "' ---...< I ---j,r• II II . LJL□ □ ~----□·[] ~ "~~---~ ~ ~ e.J•J ~ ('.) ' H ti • I I 11 C •• T. 51N. l--"~ ,_, ' ,,,,,,, : ' 't ! (., c r• t _llJ : ' I I~ •[L•JiJc.~• !c • □ ·\ ' ~ ✓[ dz::r71 .·s=JpP□----~- - · ~ \ J A D M : N I D I • :- l . \~ · ~ -- ~ \ C . 1· " . · i . I . " . I " ' I. .-. I , . 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'. \!• • " ·)c• Jr7-fl - -'-'----\ ---,,---4 • • LlJ . ' -·- i 1\ ~ ' ' ~-~~ I " 1 ~• . 1 ' F \ D . r~ -•··•·.... ~•· r -l~ -; ~~ u.. . · · :· ·' JQ;\1. rh· -· ··r:; . .lf-b.'----' Ml.OIL( I :r,1 11 \L-1'i1 ~ --~-- -·----- ,, ..~, Ill ,111. - - , " :11 . . l,.t,J;;;:,;-1t ..I. B~( ~ I!: ~ --1._ _ _ ! : "''".. ~ c___,,,,.,._J l.., i T 3!5N. ,-----.;( "" ~ LITTLE -.J Tl?AVE l? SE 8 A r ~ J::j\:,,, ~((n•· r==~ . . t[j~----: - -i o•:•:[ ~ ;aa! -r~fi II~ . REA ~-- t~l~J_··_ ~Fl t,-1 ....~ E !t.. ,. - K _ _J1 ·- · I ~ a\ ---7 : 1,1:,,:f" 17\\ :,'( I " U·Gu:J·, -~ !!""' ~I_..../, ' .. ' . G PROPOSEO WASTEWATER TREATMENT PLANT PROPOSED WAJOR SANITARY SEWERS t ·:·':':·:·:·::';:·:·:·:·:·:·:·:·:·:·:·:·::j PROPOSED 1990 SERVICE AREAS PROPOSEO 2000 SERVICE AREAS .. 1•11s ... , ,011 ,Ht [ Mlit tT Wlla COUNT¥ f'LollOIINO C0011 1lllS10N WA$ flN AN ttO · • I. .IIANT flt0 1t TH[ fA ll .. (ll 'S NO•t A0Ml,.IITIUTl0N , u,ollO nuts 01:,.,11, ... c111 c, ..,ucu1.1u1tt • l9l'O · fl S CALI UI TE NTATIVE F UTURE SERVICE AREAS - BA SED ON PROJEC TED LAND US E. ( ENGINEERING FE A SIBILI TY N ECESSARY TO OET ERMINE SPECIFIC SERVICE AR EA BOUNDARIES.) fl('T vilicon · leman a assoc. inc. planninQ consultants MCNAMEE PORTER & SEELEY CON SULTING ENGINEERS I FUTURE SANITARY SEWER SERVICE EMMET COUNTY A \~ - - - - - PROPOSED MAJOR P UMPING MAINS o, V L _1E ~ ____: " ~ ~~ - LEGEND o,t .-11t ....11 .. 1,011 -~~' COUNTY R 4W ----- ~ " ,·••' ',,,? • T. 34N. SW ■ .. �,...... -I A P P E ND I X .....- , j �LJ l_j L:::J ~ ~ l_J l_J I__J Ld \_J l-1 I__J \_J \_J l__J l_J L-1 APPENDIX TABLE 1 EXISTING LAND USE SUPERVISOR DISTRICT NO. 1 Emmet County Bliss Carp Lake Cross Village Readmond TOTAL -- Mackinaw City(Pt) DISTRICT TOTAL Residential 57 95 26 48 226 32 258 Seasonal Homes 14 90 30 30 164 30 194 Public Uses 85 9 2 2 98 39 137 2 97 4 4 107 17 124 Recreation 6,960 53 5 12 7,030 15 Commercial 1 32 2 8 43 20 Industrial 3 12 - - 15 41 Railroads - 8 - - 8 14 422 392 197 458 1,469 -- 145 1,614 17% 7,544 788 266 562 9,160ac . 353 9,513ac. 100% 3% 2% 1% Quasi-Public ► I I-' 1% 7,045 74% 63 1% 56 1% 22 • Roads TOTALS SOURCE: Vilican-Leman & Associates, Inc . 9.:0 Land Use Inventory, Summer, 1968, \_J I �~ ~ L..:J L....:::-J l__J l_J l_J L..d l_J l_J l_l LJ LI L.J '-' LI APPENDIX TABLE 2 EXISTING LAND USE SUPERVISOR DISTRICT NO. 2 Emmet County Center I I'-) Maple River TOTAL Pellston DISTRICT TOTAL Residential 55 79 76 210 82 292 Seasonal Homes 32 4 6 42 - 42 Public Uses 63 1,450 9 1,522 16 3 6 7 16 2 Recreation 11 2 1 14 6 Commercial 1 12 28 41 5 Industrial 12 6 30 48 7 - 65 63 128 14 99 351 465 915 16 Quasi-Public ::i> McKinle_z Railroads Roads TOTAL SOURCE: 276 -1,975 685 Vilican-Leman & Associates, Inc . -2,936ac. 148 9% 1% 1,538 50% 18 1% 20 1% 46 1% 55 2% 142 5% 931 30% 3,084ac. 100% Land Use Inventory, Summer, 1968 ~ L-1 1 1 �I APPENDIX TABLE 3 EXISTING LAND USE SUPERVISOR DISTRICT NO. 3 I:mmet County Friendshi,E_ Little Traverse Pleasantview West Traverse Residential 46 145 12 55 258 173 431 Seasonal Homes 60 105 28 68 261 NIA 261 Public Uses 6 131 27 31 195 16 211 Quasi-Public 9 155 1,984 97 2,245 18 Recreation 1 3 - - 4 47 29 1 32 62 32 TOTAL Harbor SErings DISTRICT TOTAL 9% 6% ::i:,. I w .) 5% 2,263 47% 51 1% 94 2% 207 4% Commercial ( Industrial 10 180 2 15 207 - 447 343 80 246 1,116 144 1,260 26% 579 1,091 2,134 544 4,348ac . 430 4,778ac. 100% Railroads Roads TOTAL SOURCE: Vilican-Leman & Associates, Inc. NIA - Not available Land Use Inventory, Summer, 1968 ~ 1 �!___JI l._JJ I_ APPENDIX TABLE 4 EXISTING LAND USE SUPERVISOR DISTRICT NO.4 Emmet County Littlefield Alanson 99 221 81 82 65 147 7 175 14 189 7 92 106 198 - Recreation 7 5 12 10 Commercial 8 1 9 13 Industrial 2 12 14 - 52 - 52 13 378 550 928 51 Seasonal Public Uses Quasi-Public + TOTAL 122 Residential ► I Springvale Railroads Roads DISTRICT TOTAL 302 16% 154 8% 196 10% 198 10% 22 1% 22 1% 14 1% 65 3% 979 50% -- TOTAL SOURCE: 918 Vilican-Leman 853 l,77oac. & Associates, Inc . 182 l,952ac. 100% Land Use Inventory, Summer, 1968 j �I APPENDIX TABLE 5 EXISTING LAND USE SUPERVISOR DISTRICTS NO'S 5-11 Emmet County Bear Creek Residential 0, TOTAL · Peto·skey 335 142 477 335 98 66 164 - Public Uses 333 20 353 76 Quasi-Public 186 2 188 264 Recreation 298 14 312 128 Commercial 64 19 83 59 Industrial 10 150 160 66 Railroads 116 70 186 61 Roads 909 504 1,413 279 2,349 987 3,336ac. Seasonal Homes ► I Resort TOTAL SOURCE : Vi lican-Leman & Associates, Inc . 1,268 DISTRICT TOTAL 812 18% 164 4% 429 9% 452 10% 440 9% 142 3% 226 5% 247 5% 1,692 37% 4,604ac. 100 % Land Use Inventory , Summer, 1968 � 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 Emmet-County_Comprehensive-Plan-for-Sewer-and-Water-Facilities_1971 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. McNamee, Porter & Seeley Date A point or period of time associated with an event in the lifecycle of the resource 1971-04 Title A name given to the resource Comprehensive Plan for Sewer and Water Facilities Description An account of the resource The Comprehensive Plan for Sewer and Water Facilities was prepared by Vilican-Leman & Associates, Inc. and McNamee, Porter & Seeley in April 1971. Subject The topic of the resource Comprehensive plan publications Emmet 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/175b26bb9e66e031e67ef92d87f259af.pdf ddb5544262464a645b9226393a3803c0 PDF Text Text Solon Township Bingham Township 01 06 05 04 12 07 08 09 13 18 17 16 24 19 20 21 25 30 29 28 36 31 32 33 West Grand Traverse Bay 27 Grand Traverse County -- CHARTER TOWNSHIP OF ELMWOOD Zoning Districts Agricultural - Rural (A-R) Residential 1 (R-1) Residential 2 (R-2) Residential 3 (R-3) -- Manufactured Home Park (MHP) Rural Resort (RR) Municipal Center (MC) Neighborhood Commercial (NC) -- General Commercial (GC) Light Industrial (LI) Shoreline Commercial (SC) Traverse City Conditional Rezoning Official Zoning Map September 1, 2017 � 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 Elmwood-Twp_Zoning-Map_2017 Date A point or period of time associated with an event in the lifecycle of the resource 2017-09-01 Title A name given to the resource Charter Township of Elmwood Official Zoning Map Description An account of the resource The Charter Township of Elmwood Official Zoning Map was created on September 1, 2017. Subject The topic of the resource Zoning--Michigan Zoning--Maps Elmwood Township (Mich.) Leelanau 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/bb20b6516ba72d899ef0d8228cf84472.pdf e932c1d0357dbe37553e7e6affb4d0b7 PDF Text Text Waterfront District Master Plan Elmwood Township, Michigan January 25, 2012 I. �TABLE OF CONTENTS INTRODUCTION ......................................................................................................................................................... 1 COMMUNITY AND SITE INVESTIGATION................................................................................................... 1 Region and District ..................................................................................................................................................... 1 Marina Site ..................................................................................................................................................................... 2 Goals and Objectives .................................................................................................................................................. 3 Public Design Preferences ........................................................................................................................................ 4 ALTERNATIVES CONSIDERED ........................................................................................................................... 5 Waterfront District ...................................................................................................................................................... 5 Township Marina Site ................................................................................................................................................ 6 RECOMMENDED PLAN ........................................................................................................................................... 7 District Improvements Framework Plan.............................................................................................................. 7 Marina Master Plan..................................................................................................................................................... 8 IMPLEMENTATION STRATEGY ....................................................................................................................... 10 Key Ideas for Moving Forward .............................................................................................................................. 11 Potential Funding Sources...................................................................................................................................... 12 Specific Next Steps ................................................................................................................................................... 14 LIST OF FIGURES Figure 1: Land Use Figure 2: Access Management and Right-of-Way Improvements Figure 3: Natural Features Figure 4: Public Design Preferences #1 Figure 5: Public Design Preference #2 Figure 6: Public Design Preference #3 Figure 7: Public Design Preference #4 Figure 8: Public Design Preference #5 Figure 9: Public Design Preference #6 Figure 10: Waterfront District Plan Alternative A Figure 11: Waterfront District Plan Alternative B Figure 12: Waterfront District Plan Alternative C Figure 13: Marina Concept Alternative A Figure 14: Marina Concept Alternative B Figure 15: Marina Concept Alternative C Figure 16: Framework Plan Figure 17: Marina Improvement Preferred Plan P1 Figure 18: Marina Improvement Preferred Plan P2 Figure 19: District Improvements Framework Plan Figure 20: Marina Master Plan Figure 21: Marina Plan Suggested First Phase �WATERFRONT DISTRICT PLAN Elmwood Township, Michigan January 25, 2012 INTRODUCTION In the fall of 2011 the Elwood Township board selected JJR, a site planning and engineering firm specializing in waterfront redevelopment and community planning, to prepare a plan for the M-22 waterfront corridor through Elmwood, an area referred to as Greilickville. The planning effort had two primary objectives: • • Examine the waterfront highway corridor and develop a set of recommendations to transform the area by encouraging new development, improving pedestrian safety, and creating a more village like atmosphere for the area. Prepare a site plan for the township marina property along M-22 that illustrates improvements to boater facilities, clearer use patterns for visitors and boaters, and integration of the facilities into the adjacent park and community. The planning team hosted a number of workshops with community members and local stakeholders to solicit input into the needs and priorities for the area. Initial meetings in late September 2011 focused on developing a comprehensive list of goals and objectives for the project area, identifying the program elements that need to be included on the marina site and overall district, and gaining an understanding of community preferences as to the desired character of the area once the improvements are made. Based on the results of these workshops a series of alternative concept plans were prepared at the district-wide scale, as well for the marina site, and these planning alternatives were the subject of a second series of meetings and workshops where participants were asked to identify preferred ideas and plan elements. Based on the results of these workshops the consultant team refined the plans for the marina site and overall district into a comprehensive plan for improving the corridor. The resulting plan outlines specific improvement recommendations and provides a strategy for funding and building the vision established by the community. COMMUNITY AND SITE INVESTIGATION Region and District Elmwood Township is located on the west arm of the Grand Traverse Bay at the base of the Leelanau Peninsula. Immediately south of the Township is Traverse City, and M-22 connects the Township to the city to the south and upper Leelanau Peninsula to the north. Elmwood Township is both a year round residential community (with 4,267 residents according to the 2000 U.S. Census) and a tourism focused destination that experiences a large number of visitors to the area during the summer months. M-22 is the primary transportation thoroughfare in the Township and along the route the majority of the local commercial enterprises are located. The commercial portion of the route south of Cherry Bend Road, and the residential areas immediately surrounding it, are historical known as Greilickville, so named after Godfrey Greilick who established a saw mill in the area in the 1850’s. The population of Greilickville is 1,915 people according to the 2000 U.S. Census, or about 45 percent of the total Township population. Page 1 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 The M-22 corridor from the southern Township boundary north to Cherry Bend Road is approximately one mile in length. Land uses along this stretch of the road include small commercial enterprises developed in a suburban style of land use, independent restaurants, industrial producers of fuel, offices, non-profit organizations, private and public marinas and public open space and parks. Most of the development in the corridor is concentrated on the west side of the road, and much of the east side of the road is open to the bay. A Land Use Plan (Figure 1) was prepared to illustrate the land use patterns, and also highlights underutilized parcels of land which represent “Corridor Opportunities” which demonstrate the potential for redevelopment. The pattern of development experience along the corridor has resulted in a large number of curb cuts or entry drives into local businesses. The curb cuts, in conjunction with limited and unappealing sidewalk facilities, limited signalized intersections and high rates of travel on the road (posted speed is 45 miles per hour) has resulted in a corridor that is not particularly pedestrian friendly both for pedestrians travelling parallel to the road and for those crossing it. The rights-of-way along the road vary in width considerably along the corridor, complicating the development of consistent road design improvements. This study considered the attributes of the road and adjacent land uses and proposed a series of potential access management and right-of-way improvements (refer to Figure 2) and these ideas formed the final design and recommendations. The road corridor is crossed by a number of small streams which hydrologically connect the large wetland system west of the corridor to the bay. These streams, wetlands and contiguous wood lots are valuable environmental assets, and are illustrated on Figure 3. The streams and wetlands pose a regulatory challenge for development in the area, but their function in providing habitat and maintaining water quality of the bay cannot be overstated. Marina Site The initial investigations also included a more detailed look at the condition and function of the existing township marina, located at the northern part of the waterfront district. Some of the key observations include: • • • • • • • The boat launch is a valuable part of the marina, and it experiences peak demand in the summer months (e.g., on weekends and during the Cherry Festival) which result in traffic backing up onto M-22. Parking for boat trailers is generally adequate, except at the peak demand times. Parking for slip renters and their guests is not adequate. The adjacent township park was recently renovated and is an asset to the community and to the marina site. There is not enough area on the land side for boater activities. The existing building facilities are disjointed in character and do not have a waterfront character. Maintaining vehicular connections to the development site to the north for office users and emergency vehicles is important. Page 2 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • The open water near the ramp is important to maintain as space for boats to wait for the ramp to be available. Goals and Objectives As part of the participatory planning process, community members were asked to assist in the preparation of the goals and objectives for the waterfront district and the project site. These goals and objectives include: A. PRESERVE VALUABLE ASSETS OF THE AREA • Water quality/stream corridors/natural resources • Discovery Center/cultural assets • Marina/boat launch/park • Deep water harbor/tall ships • Area history • Nighttime peace B. ENHANCE PUBLIC ACCESS TO THE WATER • Views of water • Connected waterfront promenade • Fishing pier at marina or park • Access along break water • Access for non-motorized boaters • Bicycle parking along water C. IMPROVE CONNECTION AND SAFETY FOR VEHICLES AND PEDESTRIANS • Pedestrian crossing of M-22 • Path along M-22 (north-south) • Link to key assets and TART Trail • Curb cut management • Intersection upgrades (signals, roundabouts) • Shared access drive D. IMPROVE THE EXPERIENCE AT THE MARINA • New harbormaster and marina day use facilities • Clear circulation into/through marina • Courtesy dock for visitor’s dinghies • Enhance picnic/use areas • Bicycle parking • Fish cleaning station • Shared parking opportunities, including off-site parking for overflow boat trailers Page 3 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • • Improve entrance drives Provide for boat crane/haul out E. CREATE A WATERFRONT DESTINATION AND BRAND • 365-day experience • Architecture/streetscape/landscape character • Range of water/land based uses • Linked, compelling, cohesive experience • Interpretative opportunities Public Design Preferences During the public workshops a series of six graphic boards were presented (refer to Figures 4,5,6,7,8 and 9), each filled with images and sketches of other projects which the design team has been involved. Meeting participants were encouraged to express their preferences and dislikes and their input guided the development of the Waterfront District Plan and Marina Improvement Plan. Some of the key observations from this exercise include: • • • • • • • • There is particular support for improving the crossing of M-22 for pedestrians through the use of islands, special paving, lighting, and landscaping. The streetscape design for M-22 must have an “up-north” character, and not repeat design themes and ideas more appropriate to larger cities in the south. Support was noted for installing new interpretive learning displays and improved signage and banner systems. Participants liked the idea of art in the district, and preferred that such art reflect a waterfront theme. There was discussion related to how the district identifies itself - Elmwood Township or Greilickville. There appeared to be some preference for identifying the district as Elmwood Township, but not complete consensus. Participants did like the Township signage program and discussed expanding the system to cover more of the public amenities of the district. Participants advocated for public access to the water as a promenade at the marina, and more direct contact at the park. People like the existing park buildings, and indicated that new facilities should not appear too urban. Activities for families and children along the waterfront were supported, but should not include management intensive, high activity uses like interactive water features or carousels. An outdoor performance space along the water was supported, though a concern was raised about the noise levels generated by the highway. Page 4 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • • • • Strong support was expressed for a fish cleaning station, but given the hours of fishing and the noise and odors, it was suggested that such a facility should not be too close to the boat docks. The marina building should be designed for flexible use, including use during the off-season for other community purposes, and should be two stories in height. The use of the waterfront was discussed and there is a desire to support the tall ships in the district, and support for the idea of bike rentals along the waterfront, as well as a place to display large fresh fish catches. Participants were not supportive of new buildings being developed on the east side of M-22. There is a desire to build a walk along the south breakwater (or other ways to access the water), improve the water’s edge in the marina, and maintain a more low key character in the marina site improvements. For example, the community would prefer to avoid industrial looking steel railings along the water and use a simple design, perhaps of wood. The waterfront edge should integrate better treatment of stormwater and have improved lighting, though the lighting may be low level bollards as opposed to decorative street lights. The site investigations, goals and objectives, and community preferences and ideas combined to give shape the planning and design efforts that are described in the following sections of this report. ALTERNATIVES CONSIDERED To address the issues identified in earlier parts of the study, and incorporate the program elements the community would like to have in their waterfront, the planning team prepared three alternative concept plans for the entire district (Figures 10, 11, and 12), and three alternative concept plans for the Township marina site (Figures 13, 14, and 15). While there is some compatibility between a particular district plan with a specific marina plan, the plans for district scale could be matched with any of the plans from the marina scale. Waterfront District At the district scale, each plan reflects the basic framework of the corridor (refer to Figure 16) and considers variations on the following: 1. Improving the M-22 Right-of-Way to insure traffic flow while improving non-motorized access and use. 2. Encouraging redevelopment of key parcels over the long term, with a deliberate focus on using the placement, shape, and character of buildings to create a walkable village atmosphere. 3. Developing parking strategies for shared parking to handle marina and boat launch overflow. 4. Realigning local roads and access to the marina site, in concert with improving pedestrian crossing of M-22. 5. Improving connectivity in the district, across the highway, and to the TART trail for pedestrians and bicyclists. Create loops off of non-motorized trails and greenways for interpretive and educational opportunities. Page 5 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 6. Encouraging stewardship of environmental assets. 7. Rearranging the street grid and highway design to reduce the number of curb cuts and improve access management along M-22. Alternative A: Leaves the existing road network largely intact and adds a new secondary street parallel to M22. The front door of new development could then be on the internal road network, with a high image façade remaining along M-22. The secondary street would allow for circulation within the Waterfront District with less dependence on M-22, reducing the conflicts associated with local traffic movements within the district. This secondary street could link to the Discovery Center Great Lakes parcel, and could extend further south before linking back to M-22. Alternative B: Reroutes Grandview Drive into and through the Brewery Creek development property, such that its intersection with M-22 is aligned with the entry into Greilickville Park. The focus of new development would be on the area immediately north and south of Brewery Creek, and links new development to the Discovery Center Great Lakes parcel. Alternative C: Also reroutes Grandview Drive, but aligns it to the north of Brewery Creek for a stronger link to the Township marina site. This alternative illustrates development more closely tied to M-22, with fewer internal drives that parallel the highways function. The Brewery Creek development site provides some opportunities for temporary uses of the site that could benefit the Township and existing corridor businesses while long term redevelopment plans are prepared for improved real estate market conditions. Temporary uses supported by the community include shared parking to support the Township marina and boat launch, and a multi-purpose area for Township activities such as artisan markets or winter festivals. Township Marina Site A companion set of alternatives was prepared to address specific improvements to the Township marina site. While any of the marina site alternatives could be matched up with any of the district wide alternatives, there is clear compatibility between the alternatives from each scale; for example, the district wide Alternative A lines up key intersections of M-22 and side roads with the proposed marina site entry on the marina site Alternative A. At this level of planning the marina site alternatives broadly illustrate different locations and configurations of site entries, internal roads and parking spaces, building locations and boat launch lanes. Each of the marina alternatives include a primary marina facilities building, a fish cleaning station, linkages to a fishing pier along the existing breakwater, protection and enhancement of the Brewery Creek corridor, and dock for day visitors. Distinctions between the alternatives can be described as follows: Alternative A: Enters the site at the existing location of the intersection of M-22 and Grandview Drive. Boats and trailers then move to the north toward a relocated set of boat launce lanes. The primary marina facilities building is located at the center of the site near the northernmost dock, and a separate fish cleaning station is located closer to the ramp. Page 6 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 Alternative B: Connects the marina site to Graelickville Park based on the idea of rerouting Grandview Drive through the Brewery Creek site and installing a signal at the improved intersection. The boat launch would remain in its existing location, and a new marina building would be located at the south eastern corner of the marina site. Alternative C: creates a new entry location to line up with a new Grandview Drive street alignment that parallels Brewery Creek, just immediately to its north. This entry road location allows for the separation of slip renter parking from trailer parking, and also locates the marina building at the southeast corner of the site. The Waterfront District and Township Marina site alternatives were presented in a public forum, as well as in focus group meetings, and reviews with the Michigan Department of Transportation (MDOT). The input gathered from these meetings directly influenced the further development of the plans. Two versions of a final plan (Figures 17 and 18) were prepared for review with the Township Marina Committee to solicit further input during the final planning stages. RECOMMENDED PLAN As with most design processes, the plan that results from a review of the alternatives presented includes a combination of ideas from each. The recommended plan is a result of planning and design refinement and responds to public input and discussion. The purpose of the recommended plan is to set a direction for the development of the Waterfront District corridor, and to identify key improvements to the township marina site. The Implementation section of this report outlines critical next steps to move toward construction of the recommendations, and further refinements to the plans are anticipated as additional technical review and input is received. District Improvements Framework Plan The primary goal of the District Improvements Framework Plan (Figure 19) is to create a village character along the M-22 Corridor, increase the ability for pedestrians and bicyclists to safely cross and travel along the corridor, and to enhance the business environment for private development and non-profit organizations. Specific initiatives proposed for the Waterfront District include the following: 1. M-22 Right-of-Way Improvements • Engage MDOT in the study of traffic lane configuration and signalization of key intersections. • Install landscape enhancements to beautify the corridor while maintaining an “up-north” character. • Improving district wayfinding and signage. • Implementing a corridor access management plan to reduce the number of curb cuts. Page 7 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • Improve pedestrian walks along the corridor, and increase the number and safety of road crossings. 2. Corridor Redevelopment • Develop private-public partnerships with key stakeholders. • Identify strategies and leverage policies in support of corridor reinvestment. • Concentrate redevelopment efforts around a central core. • Modify the local road network to support redevelopment, including the realignment of Grandview Drive through the Brewery Creek development property. • Design new architecture and street improvements with a focus on creating a walkable waterfront village. 3. District Parking Strategies • Develop shared parking resources; consider purchase and use of Brewery Creek development site for parking opportunities to support district and marina. • Utilize peak season shuttle service to support marina, non-profit centers and businesses. • Locate parking to the rear of future site developments. 4. District Connectivity • Enhance non-motorized infrastructure (i.e.; the TART Trail, stream corridors, and other open spaces) to create a trail and recreation network. • Increase public access to the bay with a passive recreation trail on the east side of M-22. • Provide future links to the future fishing pier and onto the Traverse City Light and Power property. • Improve pedestrian crossings within the district, for crossings of M-22 as well as where the TART Trail crosses local roads. 5. Environmental and Cultural Assets • Embrace the natural resources of the district to create an authentic “up-north” experience. • Restore and enhance the Brewery Creek stream corridor from the TART Trail to the bay. • Utilize and interpret the district’s natural resources as education opportunities. • Respect the history of the area, integrating the story of human use of the area into the recreational and interpretive resources. Marina Master Plan The Marina Master Plan (Figure 20) balances the needs to three primary user groups- the boating community that rents slips and moorings, the boaters that utilize the boat launch ramps, and the general public (residents and visitors) that will utilize the marina site and adjacent park as a destination and activity area. The competing demands of these user groups, particularly as it relates to the needs for parking, must be evaluated Page 8 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 and assessed carefully given the limitations of the size of the marina site and the difficulty in accessing M-22, and the desire to create a welcoming, park-like environment. In 2010 the Elmwood Township Marina Committee made specific recommendations to the Elmwood Township Board as to improvements for the Township marina. These recommendations have been incorporated into the Marina Master Plan, and can be found in the program outlined below in italics. Specific design elements of the plan include: 1. Circulation and Parking • Relocate the existing site entries for boat ramp users to align with the existing Pico Lane which maximizes the length of the de-acceleration/turn lane on M-22. • Widen and improve the site exit and slip renter entry at the south end of the site. Consider staggering a future traffic light at the Greilickville Park entry to facilitate exiting the marina site. The location and configuration of both marina site entries and the exit are subject to refinement based on the recommended study of traffic along M-22. • Provide for access to Center Point parking facilities from the new boat ramp entrance. • Install a new parking lot for slip renters and guests. Manage use of the lot with access control measures such as an entry/exit gate. • Reconfigure boat trailer parking to allow, building capacity in the design geometrics for truck and trailer traffic around site. • Provide for overflow marina visitor and fish cleaning station parking within the larger boat and trailer parking lot. 2. Public Access • Create a new fishing pier and public promenade along the existing breakwater south of the marina docks. Manage fishing access to the south side of pier only to reduce conflicts between boaters renting slips and fishing activity. • Insure a strong pedestrian connection between the marina and Greilickville Park with links to the new breakwater promenade and the waterfront promenade near the docks • Renovate the pedestrian promenade along marina to include more space for walkers, better lighting and more pedestrian amenities like benches and picnic tables. • Create a pedestrian link through the parking area and boat ramp to connect to the fish cleaning station • Install sidewalks and non-motorized paths on M-22 to link the marina to the larger district. • Provide for public restrooms in the proposed marina building, separate from boater facilities. 3. Harbor Facilities • Provide a floating, hinged and movable dinghy launch ramp and shopper’s dock north of the boat ramp. Page 9 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • • • Create a new Harbor Master’s Office on the north side of the ramp to improve the Harbor Master’s ability to manage ramp traffic. Provide for materials storage and public restrooms in the design of the Harbor Master’s office. Locate a new fish cleaning station at the north end of the boat trailer parking area so that it is reasonably close to the launch ramp activity, but separate enough to minimize traffic congestion. Provide space (and flexibility in shopper’s dock design) for seasonal haul in and out of boats along the sheet pile wall north of the boat launch. 4. Boater Facilities • Construct a new marina building in the south east corner of the site. The new building should include showers and bath facilities for boaters, a boater’s lounge, a multi-purpose community room, a second floor overlooking the bay, a small multi-purpose office, and public bathrooms as noted above. • Provide for picnic opportunities in a variety of settings-in the plaza area outside the marina building, along the pedestrian waterfront promenade, and in the open space areas adjacent to Brewery Creek. • Provide space for a dog run to allow boater’s a convenient place to water their pets. • Increase capacity of mooring locations east of the boat channel with star configurations. 5. Other site improvements • Enhance the Brewery Creek corridor improvements to improve habitat value. • Install the necessary site signage, site furnishings, and amenities to help people enjoy the marina • Install bike parking hoops for use by boaters and marina visitors • Provide space for a site dumpster area to manage site trash and recycling. IMPLEMENTATION STRATEGY For a master plan of any kind to provide a benefit to the community it must have a dedicated group of community members willing to invest the time, energy, and expertise necessary to move it from a pretty piece of paper to reality. Our experience in preparing this plan has demonstrated that residents, business people, Township staff and elected officials of Elmwood Township are ready to accept this challenge. The pages below outline a strategy for implementing the Waterfront District Plan, including the big ideas that will move the project forward, potential sources of funding, and specific short term steps that need to be taken in the coming months. Page 10 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 Key Ideas for Moving Forward 1. Motivate, Organize, and Strategize: The process of preparing a Master Plan is a great way to gather community residents and stakeholders behind a single idea or project. More difficult is maintaining this level of enthusiasm and interest after the plan is adopted. A couple of key ideas include: • Nurture supporters and advocates within Elmwood, building from the existing Marina Committee, dividing into task-based subcommittees that engage additional people. • Identify champions and leaders within the Marina Committee and Township to take ownership of key tasks and efforts. • Get agencies to understand your plans and adopt it as part of their own strategy; for instance, get the agencies involved in the TART Trail to understand your interest in creating new connections. 2. Create Excitement: Promote the Master Plan and gain local support from community groups, agencies, and organizations that have complementary goals. • Reach Out – Obtain regional buy-in from groups serving the region where the ideas from the Master Plan tie into larger efforts. • Sponsor a Local Projects Coordination Workshop to investigate how your project relates to other ongoing efforts in the area. Too often communities and organizations are pursuing the same or very similar goals through parallel efforts. • Develop Partnerships to “lock in” community, agency, and business support. • Create a “Media Blitz” and aggressively market the plan to create “buzz” about the plan. 3. Study: Most Master Plans, because of their more conceptual level of thinking, result in the need for additional technical studies to firm up key details and loose ends. The Waterfront District Master Plan is no different, and several follow-up efforts have been identified and are enumerated later on in this chapter. 4. Focus and Stick to Your Plan! The Waterfront District Master Plan identifies improvements both for the larger community along M-22 and the Township marina site itself. This creates a broad set of goals to pursue, and the situation will require some discipline to maintain sufficient focus to be successful. As part of the effort to maintain focus, it may be important to identify a key project or projects which can pursued by the community as a catalytic project to demonstrate that the community is moving forward toward achieving its larger goals. Whether or not a specific catalyst project is pursued, it will be important for the community to pick its priorities carefully with the awareness that attempting to accomplish too much all at once can be detrimental to maintaining focus and energy. 5. Find the Money, Set Timeframes: Funding sources do exist for the type of projects outlined in the Waterfront District Master Plan, but pursuing funding takes significant effort and knowledge. Page 11 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 Specific steps include: • • • • • Find a funding champion within your community who can become the lead person in obtaining the knowledge and contacts required to mount a successful campaign. Gain and understand public funding opportunities and timing. The information contained in this report is a starting point. Pursue private/non-profit funding commitments for design and implementation, even those these sources of funding may not seem like an obvious place to start. Provide Individual Giving/Donor Program for each project that moves into implementation stage. Opportunities to contribute should be identified at a full range of financial commitment levels, allowing every willing person in the community can be a part of the built project. Set an overall implementation timeline based on community priorities and funding and match availability. Potential Funding Sources The successful pursuit of project funding is both art and science, and starts with the identification of potential funding sources. The positive aspect of a project that has such broad range of long term goals is that the potential pool of sources is large. The downside is that each funding source has its own set of goals, requirements, timing, match expectations, and project size to learn and work with. The potential funding sources have several common goals they are trying to achieve as they invest in communities, and these goals are consistent with the attributes of the Waterfront District Master Plan, including: • • • • • • Creating and improving public access to the Great Lakes. Creating and improving wildlife habitats and restoring native landscapes. Providing for education and learning opportunities about our natural environment and cultural history. Building and strengthening partnerships between governmental agencies, non-profit organizations, institutions, and private entities. Enhancing community character, safety, and livability through the improvement of public road and streetscape infrastructure. Providing for non-motorized facilities such as bike lanes and paths whose use will improve the health and well being of community members. Potential funding sources for implementing the Waterfront District Master Plan include: 1. Federal and State Sources • Coastal Zone Management Grants and Waterways Program Grants; these are funding programs managed by the Michigan Department of Natural Resources and Environment (MDNRE). They typically require a 50% match, and are normally in the range of $10,000Page 12 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 $30,000. Though small in size, the grants can be very helpful in funding design and engineering studies in the design phase. • Great Lake Fisheries Trust is a non-profit organization governed by the parties to a settlement resulting from impacts to Great Lakes fisheries through the operation of the Ludington Pumped Storage Project. The Trust manages the assets generated by the settlement. The Great Lakes Fishery Trust will provide grant funds to non-profit organizations and government entities for the following purposes:  Research projects that benefit Great Lakes fishery resources,  Rehabilitation of lake trout, lake sturgeon and other Great Lakes fish species,  Protection and enhancement of Great Lakes fisheries habitat,  Public education about the Great Lakes fishery, and  Property acquisition for the above purposes or to provide access to the Great Lakes. Although a match is not required, it does show support and local commitment to the project. • The National Fish and Wildlife Foundation (NFWF) is a 501(c)(3) non-profit that preserves and restores our nation’s native wildlife species and habitats. Created by Congress in 1984, NFWF directs public conservation dollars to the most pressing environmental needs and matches those investments with private funds. The Foundation’s method is simple and effective: work with a full complement of individuals, foundations, government agencies, non-profits, and corporations to identify and fund the nation’s most intractable conservation challenges. • Boating Infrastructure Grant (BIG); a federal program administered by the U.S. Department of the Interior and the MDNRE, which focuses on building projects that increase boating and water access. Though little used by Michigan communities, this source of funding may be a good fit for the Township marina. • Michigan Natural Resources Trust Fund (MNRTF); is a reasonably broad state run program that funds land acquisition and project construction, and could be tapped into relative to creating and restoring natural habitat, as well as providing recreational resources such as the path. • Transportation Enhancement Grants; this program is federally funded and managed by the Michigan Department of Transportation (MDOT). The program typically funds transportation projects that fit outside the construction of road, such as streetscape improvements and multiuse paths. A local match of 20% is required; however, most successful grantees offer a local match of 40% to 50%. • Land and Water Conservation Fund; a program ran by the National Parks Service which supports projects that focus on preserving and enhancing riparian, floodplains, and wetland habitats. Page 13 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 • Michigan Economic Development Corporation (MEDC): This organization can be an effective partner in developing a strategic plan for the district and assisting in site development and funding. • U.S. Senator Carl Levin and U.S. Senator Debbie Stabenow: While not a specific program or source of funding, the U.S. Senators can be helpful in identifying funding sources and advocating for important projects. 2. Local Organizations • Grand Traverse Regional Community Foundation • Rotary Charities • Traverse City Light and Power • Kiwanis, Lions Clubs • Grand Traverse Area Sport Fishing Association 3. Foundations • W. K. Kellogg Foundation • Kresge Foundation • Oleson Foundation • Mott Foundation • Other private funders and foundations • Private corporation grants Specific Next Steps In the immediate term, the Waterfront District Master Plan recommends that Elmwood Township and the Marina Committee complete the following steps: 1. Approve the Master Plan for both the overall M-22 corridor district and the Township marina site. 2. Update the Township Recreation Plan as required supporting the goals of the Waterfront District Master Plan. 3. Meet with the appropriate state, county and regional agencies, including MDOT, Leelanau County Road Commission, MDNR, and TART. 4. Engage regional and local community initiatives, such as the Grand Vision, to educate them as to the project and to look for common points of interest and potential collaborations. 5. Traffic Study on M-22 Corridor to determine feasibility and the best location(s) for new traffic signals, pedestrian crossings, access management opportunities, realignment potential for Page 14 of 18 �WATERFRONT DISTRICT MASTER PLAN Elmwood Township, Michigan January 25, 2012 Grandview Drive, and the impacts these ideas may have on the proposed ingress and egress plans for the marina site. 6. Find partners for funding the Traffic Study noted above; for instance, LCRC, MDOT, and Grand Vision. 7. Inventory natural features in the corridor district, including wetlands and woodlands, to assist the Township in the consideration of relocating Grandview Drive and related site improvements suggested by the Waterfront District Master Plan. 8. Pursue and obtain ownership of land, and/or partnership agreements with land owners, to provide for increasing off-site parking for visitors, users of the boat launch, and marina patrons. 9. Restart Greilickville Commercial Corridor Task Force, and make the approval of the Waterfront District Master Plan a priority for the group. In conjunction with the Task Force, pursue funding for, and implementation of, improvements to the public right-of-way for M-22 including non-motorized trails and sidewalks, lighting, landscaping, and related streetscape and roadway improvements. 10. Consider zoning and community master plan amendments to facilitate the implementation of the Waterfront District Master Plan. This effort should include input from the Greilickville Commercial Corridor Task Force, and could be charged with confirming a set of planning goals and objectives for district development, preparing a set of design guidelines for public infrastructure and private development, introducing amendments to the zoning code and map that specifically address the goals and objectives for the area, and considering the potential for a form based zoning code for the waterfront district. 11. Identify and pursue the first phase of marina improvements, such as the Public Promenade along breakwater (with connections to the marina and park), shopper’s dock, picnic areas, and fish cleaning station (refer to Figure 21). Some of these first phase projects may require temporary changes to the existing site configuration to insure that the improvements work in the short and long term. Page 15 of 18 �Waterfront District Master Plan FIGURES �• r L ' CEDAR LAKE I r r r ~ • 0 . • • • • Cl 0 " 0 I I 0 ! E. CHERRY BEND ROAD/ CO. RD. 633 • • " rf' ii 0 TRA 0 • IL " ' 0 (ll ll ~ 0 "' • 0 • • • 0 • t 0 • 0 -- . 0 ........______ -a "' 0 ... • • 0 AU ._ 0 c, 0 b r --- E. PCIO DRIVE ti Q S. BRIAR DRIVE • 0. 0 LAN 0 • • LEE Q S. SUNSET DRIVE 0 0 0 0 ($ 0 • b ti a, • or 0 " ..... ,. -, G R A N'.,D.V.I.E...W. - .Di JlR;lliIlii.V.illE ELMWOOD TOWNSHIP MARINA 0 BREWERY CREEK PROPERTY 8 \ \ G R E I L I C K V I L L E PA R K LEELA RAIL NAU T T . C . L . P. DISCOVERY CENTER G R E AT L A K E S 0 l LEGEND L ) LAND USE TALL SHIPS FOREST OPEN FIELD COMMERCIAL M A R AT H O N INDUSTRIAL 0 RESIDENTIAL • RECREATIONAL CORRIDOR oy OPPORTUNITIES I CARTER ROAD I G . T. YA C H T C L U B A PAC H E T R O U T G R I L L E 0 N •• •• 0’ 200’ 400’ 800’ ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP M i c h i FIGURE 1 g a n WAT E R F R O N T D I S T R I C T P L A N Public Workshop II - Oc tober 27, 2011 L~ A' N~ D1D U S E ~ ' . ''' '~' '; ' ' ' I/\\ I ••• ' <.j ,,_/ ' �1 I 2 CEDAR LAKE 1 E. CHERRY BEND ROAD/ CO. RD. 633 LEE 3 LAN AU E. PCIO DRIVE S. BRIAR DRIVE IL S. SUNSET DRIVE TRA 4 2 ELMWOOD TOWNSHIP MARINA 3 GRANDVIEW DRIVE B R E W E RI Y CREEK PROPERTY • l.tr 4 'I ' 5 G R E I L I C K V I L L E PA R K LEELA 5 RAIL NAU T DISCOVERY CENTER G R E AT L A K E S T . C . L . P. 6 6 LEGEND 7 TALL SHIPS t EXISTING CURB CUT 0 I I ' I I ' .•-. . _. . -. . _. CURB CUT TO BE REMOVED ' EXISTING INTERSECTION I I ' INTERSECTION TO BE MODIFIED I I M A R AT H O N 7 EXISTING PEDESTRIAN X-ING f PROPOSED PEDESTRIAN X-ING RIGHT OF WAY (WIDTH FT.) 120’ 100’ 75’ 66’ CARTER ROAD 8 G . T. YA C H T C L U B ' 8 TRANSITIONAL 100 ‘ - 75’ A PAC H E T R O U T G R I L L E 0’ 200’ 400’ 800’ N ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP M i c h FIGURE 2 i g a n WAT E R F R O N T D I S T R I C T P L A N Public Workshop II - Oc tober 27, 2011 A C. C E S S M A Ni\~ A GI\ Ef, M E Ntr T + ~~ Rrn! O W I~ M P~) Rrn) O V E~ M E N~\~ TJ S ~ i i\ \ . ' , ,,·' ,' 11' - ' ' '' '' 1. ' -, ' ,- _} ,,, , I ,~ ' /I\ , I\ I I /' \ / ,1 ,_, ' ' •, .,_ -'' I ' I 'I ~ ,-\1/ ''' ' I ' I' I \ 11 I' VI I, 11 / I_ _/ I~/ I \~/ I I .'' . ' '\ ' ' 'Ll ' / :.J \ ! 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P. ----------- -,, ''' '' ' IT I M E I if.1\"llALL I A}c, '' ''•·--- - -- - ---- - - ; -------------------------- ------ '\ :' '' '' '' '' '' ' ' ' ; ----- --- ----------------------- - ----]' '' '' '' ''----------------- -------------- .--- . LEGEND ''' ' CORRIDOR DEVELOPMENT BLOCK TALL SHIP S .' ---- ------------. ''' ,,,' ' D D ' ''' ' :-''' •• ' ' '' '' ''' '' '' •'' • '' '' ' •• '•' ' •' ' •• ·-----------·• CARTER ROAD DEVELOPMENTOPPORTUNITY RIPARIAN CORRIDOR --------. MARATHON PARKING 0 WALKING RADII (5MIN. INTERVAL) ■ ■ . . G.T. YACHT CLUB DISTRICT GATEWAY EXISTING PEDESTRIAN X-ING PROPOSED PEDESTRIAN X-ING EXISTING TRAIL PROPOSED TRAIL CONNECTION EXISTING WATERWAY + BUFFER APACHE TROUT GRILLE ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• CONCEPT FIGURE 11 B �CEDAR LAKE ''' '' '' '' ,,'' _,/ ..... _,,.. ~ _,/ ~ :__ --------- - ------ ----- --/ E. CHER RY BEN D RO AD / CO . RD. 6 3 3 : ........ , ' \ ' ' ~ > ~ > cc: ~ <ii ~ > cc: C, ,_ C, ~ cc: cc: C «: V> z: ;·-------- 0 ' ·--------- ,,,, ~ cc: cc => V> ~ V> GRAND l! IEW DRIVE p ' '' '' ' '' ' '' '' ' '' ',, ' '' '' ' '' ' H R"l"T"A"llALL I AN C~ LEGEND p CORRIDOR DEVELOPMENT BLOCK TALL SHIP S D D MARATHON ' ' '' ' '' :-'' ' '' '' ' '' '' : :' ' 0 DISTRICTGATEWAY WALKING RADII (5MIN. INTERVAL) ' '' '' ·-----------·'' ■ EXISTING PEDESTRIAN X-ING ■ PROPOSED PEDESTRIAN X-ING .. CARTER ROAD DEVELOPMENTOPPORTUNITY RIPARIAN CORRIDOR --------- ----- ---. ' ''' ' ''' ' '' PARKING . G.T. YACHT CLUB EXISTING TRAIL PROPOSED TRAIL CONNECTION EXISTING WATERWAY + BUFFER APACHE TROUT GRILLE ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• CONCEPT FIGURE 12 �---- ----- r -I II __:: ~ ....,, ~ I I -~~-1 e , . , ' /I /- ', , 1 • I i I / I 00 ,/ 'I I I ' I 1 '(_?7" (@ I \ ~ ~:::;:~~~2{#:e,..1 I I I f \' I ,t ~1 =J $i I !< f ~ \ ~(!J ~! . ,~ \ i '/:I I \ + i ~ ii Ji I i;,,- I~ "1 ' J ("\ l_, 11 -! ~ ~ li ! i~ ~ 1 j~ f li 'it 1~ ~ B- ~~ t () 9 "- ~ ~i '.2~ ~t __, L I I \ I I ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• BASE MAP FIGURE 13 �-- ··1'"-·;i ,,_!_ n~ ·t ~~ T~ 1I~ : :1~: - . ,~!~ ~ I I I /: I I I I I oo I -::qi I I, I! 00 , 7 / ' '. ~ '\.' . . j,_. ;,,,,'~\,~~ --- "\1---·~ ~ . ...:---- ~ ·i i ·!1 /; ' . -i-+-- 1~ (I\ h: ~1 j ' '" ~!1 · 1 +! ~ ,j l I \ I - 41 I I I I ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• BASE MAP FIGURE 14 �-- . ' . J1 'J jt j ;~ ')! "it 1~.i. . ..-~ . . ... ' . 6. t . - I • I I I i I ~ J . - ~'SI -~ ~i ·- . ·- ' . ' ji i~ i _, ,a ... --" ! - -;t ~ lj ~l 1., . 1 --i-lil _... I - r 'l ' 11, : ' .'' !c.1. ~~1 .I I I .:j I ' ' l r ' ~\ If!] ~ ·'i"'· - , I ' ~- ~ . I •. i"lt-""" -- ,..-. , ~9 ~ i 9. i ., . I ~- •• . \ - I II \ j • - " ;\' \ I I !). :~ \ 58"· ' $ G' I ' l ~ \ I I ..,, ~l-' a ~ ,) \ ' ~ • 1 ~ ~ ,_;, ' '" 'r Ill ~ l • I I •• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• BASE MAP FIGURE 15 �CEDAR LAKE E. CHERRY BEND ROAD/ CO. RD. 633 LEE LAN E. PCIO DRIVE IL S. BRIAR DRIVE TRA S. SUNSET DRIVE AU ELMWOOD TOWNSHIP M A R I N\ A GRANDVIEW DRIVE BREWERY CREEK PROPERTY ,, ...... ----------------------- '' '' ' ,•' G R E I L I C K V I L L E PA R K LEELA T . C . L . P. RAIL NAU T DISCOVERY CENTER G R E AT L A K E S ,,,. .. .------ ...... ,,..,,. __ , ,, ------ ,, - -- ___ ,. , , - - - - - - - - -,,_,,.__________J LEGEND D TALL SHIPS DEVELOPMENT OPPORTUNITY DEVELOPMENT RESTRICTIONS EXISTING RECREATIONAL LAND USE 0 M A R AT H O N DISTRICT GATEWAY 75’ RIGHT OF WAY WALKING RADII (5MIN. INTERVAL) -- --------------- EXISTING PEDESTRIAN X-ING -, ,,• • PROPOSED PEDESTRIAN X-ING . CARTER ROAD F U LTO N PA R K EXISTING TRAIL . G . T. YA C H T C L U B PROPOSED TRAIL CONNECTION EXISTING WATERWAY + BUFFER A PAC H E T R O U T G R I L L E N 0’ 200’ 400’ 800’ ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP WAT E R F R O N T D I S T R I C T P L A N FIGURE 16 Public Workshop II - Oc tober 27, 2011 M i c h i g a n FRAMEWORK PLAN ''1\"' \ I I I\/ I ' \_I '~' \, 1 1 I I I I'\ i L_I \ \/ I// I 11 I\ 11 I ,_j '~' ; ' '" '!_.I ' '~' \_J 'I, I I I\\ �_ . . - - - - - - - - - - - - NEW WALK CONNECTION TO PEDESTRIAN UNDERPASS RECONFIGURED M-22 ROAD SECTION (DESIGN TO BE DETERMINED) - - - - - - - - - - RELOCATED ACCESS INTO CENTERPOINT PROPERTIES DINGHY LAUNCH RAMP SHOPPER ' S COURTESY DOCK (6 SLIPS) ~ - - - - - - - - - - - - - RAMP TO SHOPPER'S DOCK (UNIVERSALLY ACCESSIBLE - TYP . ) ~ , - - - - - - - - - - - - - - REMOVABLE FLOATING DOCK SECTIONS (SEASONAL IN / OUT OF BOATS) Jl rc\ "'.;a.u;ii •- - - - - :.t¾- - - - - - - - - - - - - - - FISH • • ~~ .@ - I CLEANING/ MARINA STORAGE BUILDING ~---=-....,..__ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING BOAT RAM PS TO REMAIN ...t.~ . - - - - - - - NEW MARINA COMPLEX I • - BOATERS FACILITIES RESTROOMS /S HOWERS - CONCESSIONS (PUBLIC) LAUNDRY - MULTIPURPOSE ROOM LOUNGE / MAP ROOM fc!c:;=--===_==,~ - - - --;:'-- - - - - HARBOR MASTER / MARINA OFFICE (SECOND FLOOR) EX I ST I NG I NFRAST RUCT URE TO REM A I N PASSENGER VEHICLE PARKING (72) - • -®~ - @ I - • -- • - • -- -- - BOAT TRAILER PARKING (92) I t --=-~-= - :;-::::~~S~=~~ 1 ~ ..._ PUB LI C PRO M ENA DE - SEATWALLS - LANDSCAPING - LIGHTING (SHIELDED) _. ~ ,{· I . ,1 _-) .... D- [ FISHING PIER & PUBLIC PROMENADE I ,I __... re - It \I - I - 10-12 ' WIDE WALK WITH RAILINGS, BENCHES "-----ACCESSIBLE CONNECTION TO FISHING PIER " - - - - - - BREWERY CREEK RESTORATION AREA I -....__ _ _ _ _ _ NEW SIDEWALKS (6') & LANDSCAPE BUFFER EACH SIDE OF M-22 PARKING EXISTING CONDITIONS - BOAT TRAILER--------------134 SPACES - PASSENGER VEHICLE-------- 82 SPACES PREFERRED PLAN - Pl - BOAT TRAILER---------------92 SPACES (-42 SPACES) - PASSENGER VEHICLE-------- 97 SPACES(+ 15 SPACES) LEGEND 0 NUMBER OF PROPOSED SPACES ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• eRE~ERRED PLAN FIGURE 17 Pl �RECONFIGURED M-22 - ~ ROAD SECTION _ . . - - - - - - - - - - - - NEW WALK CONNECTION TO PEDESTRIAN UNDERPASS (DESIGN TO BE DETERMINED) - - - - - - - - - - RELOCATED ACCESS INTO CENTERPOINT PROPERTIES DINGHY LAUNCH RAMP I SHOPPER'S COURTESY DOCK (6 SLIPS) ~ ll..,..__ _ _ _ _ _ _ _ _ _ _ _ _ RAMP TO SHOPPER'S DOCK (UNIVERSALLY ACCESSIBLE - TYP.) - - - - - - - - - - - - - REMOVABLE FLOATING DOCK SECTIONS (SEASONAL IN/OUT OF BOATS) --- ~ ;;:::,L.C= - - - - - - - - - - - - - - - - - HA RBO R MAST ER/ MA RI NA OFFI CE FISH CLEANING STATION STORAGE (MARINA) I I - ,_... (..,..a\r, - - - - - - - - - - - - - - EXISTING BOAT RAMPS TO REMAIN • 1+ -=~ ~ ---:-- - -----;;-- - - - EXISTING I I @® ® 1t e • INFRASTRUCTURE TO REMAIN PASSENGER VEHICLE PARKING (70) 32 · I • -- 38 - - - - - - - - - - N E W MARINA COMPLEX I - - BOATERS FACILITIES - HARBORMASTER/ MARINA OFFICE RESTROOMS/SHOWERS - CONCESSIONS (PUBLIC) LAUNDRY - MULTIPURPOSE ROOM LOUNGE/MAP ROOM (SECOND FLOOR) + - - - - - - - - - - - PUBLIC PROMENADE - SEATWALLS - LANDSCAPING - LIGHTING (SHIELDED) - - - FISHING PIER & PUBLIC PROMENADE - 10-12' WIDE WALK WITH RAILINGS, BENCHES "-----ACCESSIBLE CONNECTION TO FISHING PIER " - - - - - - BREWERY CREEK RESTORATION AREA lI I -....__ _ _ _ _ _ NEW SIDEWALKS (6') & LANDSCAPE BUFFER EACH SIDE OF M-22 PARKING EXISTING CONDITIONS - BOAT TRAILER--------------134 SPACES - PASSENGER VEHICLE-------- 82 SPACES PREFERRED PLAN - P2 - BOAT TRAILER---------------92 SPACES (-42 SPACES) - PASSENGER VEHICLE-------- 94 SPACES (+12 SPACES) LEGEND 0 NUMBER OF PROPOSED SPACES ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• eRE~ERRED PLAN FIGURE 18 P2 �Adopted by the Charter Township of Elmwood Board CEDAR LAKE ............... ~---.............. ,-............ ,~ ,,~ . , '' '' '' ' 'I 0P CEDAR LAKE B OAT L A U N C H 2 E. CHERRY BEND ROAD LEE '' ''' ' ''' ·-----·' LAN AU E. PCIO DRIVE S. BRIAR DRIVE IL S. SUNSET DRIVE TRA P ·---------· B W E R Y R E 1 0P GRANDVIEW DRIVE C 2 RE '' ' □ 5 ' ,•···\ ··········· EK 6 '' '' ' BREWERY '' C R E E K P R O P E R T Y ' ELMWOOD TOWNSHIP MARINA 2 4 '' I I '' P 4 I FUTURE FISHING PIER P 3 ,,11 "" 11 11 5 6 }-: P DISCOVERY CENTER G R E AT L A K E S CORRIDOR REDEVELOPMENT • DEVELOP PUBLIC-PRIVATE PARTNERSHIPS WITH KEY STAKEHOLDERS • IDENTIFY STRATEGIES AND LEVERAGE POLICIES IN SUPPORT OF CORRIDOR REINVESTMENT • CONCENTRATE REDEVELOPMENT EFFORTS AROUND A ‘CENTRAL CORE’ • MODIFY ROAD NETWORK TO SUPPORT REDEVELOPMENT - REALIGN GRANDVIEW DRIVE THROUGH BREWERY CREEK PROPERTY • DESIGN ARCHITECTURE AND STREETS FOR PEDESTRIAN AND VEHICLES J "<·. "·c,_,._ T . C . L . P. T . C . L . P. ----.•~-----':•. ·,\ i\_. ............ . M.H.A D EXISTING DEVELOPMENT P [OJ PARKING RIPARIAN CORRIDOR MASONS 0P P DISTRICT CONNECTIVITY DEVELOPMENT BLOCK 4 P • DEVELOP SHARED PARKING RESOURCES • UTILIZE PEAK-SEASON SHUTTLE/JITNEY SERVICE • LOCATE PARKING IN REAR OF FUTURE DEVELOPMENT LEGEND 4 4 DISTRICT PARKING STRATEGIES GREILICKVILLE PA R K CHILDREN’S MUSEUM L 4 3 TRAI 3 ENGAGE MDOT TO STUDY LANE RECONFIGURATION ALONG CORRIDOR LANDSCAPE ENHANCEMENTS DISTRICT WAYFINDING AND SIGNAGE CORRIDOR ACCESS MANAGEMENT PLAN PEDESTRIAN ACCESS (WALKS AND X-INGS) ......... •·"\'. ANAU 2 • • • • • 6 [] P "\\ .· LEEL DISTRICT WIDE INITIATIVES 1 M-22 RIGHT-OF-WAY IMPROVEMENTS ,, ",, DEVELOPMENT OPPORTUNITY VEGETATED/ECOLOGICAL IMPORTANCE TALL SHIPS 2 DISTRICT GATEWAY • ENHANCE UPON RECREATIONAL INFRASTRUCTURE (TART TRAIL AND EXISTING OPEN SPACES) TO CREATE A BRAIDED TRAIL NETWORK • INCREASE PUBLIC ACCESS TO THE BAY WITH PASSIVE RECREATIONAL TRAIL ALONG M-22 ROW (EAST SIDE) • PROVIDE LINKS TO FUTURE FISHING PIER AND ONTO T.C.L.P. PROPERTY • IMPROVE PEDESTRIAN CROSSINGS WITH IN DISTRICT (TART TRAIL, M-22) KIGHTS OF COLUMBUS M A R AT H O N -.' ENVIRONMENTAL EXISTING ROAD PROPOSED ROAD WALKING RADII (5MIN. INTERVAL) '' I I I • EMBRACE NATURAL RESOURCES OF DISTRICT TO CREATE AN AUTHENTIC UP-NORTH DESTINATION • RESTORE AND ENHANCE BREWERY CREEK FROM TART TRAIL TO BAY • UTILIZE AND INTERPRET THE DISTRICT’S NATURAL RESOURCES AS EDUCATIONAL OPPORTUNITIES EXISTING PEDESTRIAN X-ING PROPOSED PEDESTRIAN X-ING 1 ELMWOOD TOWNSHIP MARINA / GREILICKVILLE PARK • REDEVELOP LANDSIDE OF MARINA TO ENHANCE BOATER EXPERIENCE AND IMPROVE FACILITIES, PARKING AND PUBLIC ACCESS • CREATE LINKS TO ADJACENT PROPERTIES THAT PROMOTES PUBLIC ACCESS AND PEDESTRIAN SAFETY • INSTALL FISHING PIER ALONG EXISTING ARMOR STONE REVETMENT □ EXISTING TRAIL PROPOSED TRAIL CARTER ROAD F U LTO N PA R K G . T. YA C H T C L U B EXISTING WATERWAY AND BUFFER A PAC H E T R O U T G R I L L E N 0’ 200’ 400’ 800’ ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP M i c h i FIGURE 19 g a n WAT E R F R O N T D I S T R I C T P L A N District Improvements - November 22, 2011 FRAMEWORK PLAN '' "' I I'\ 11 I i ' \__I '~' L_I I I I\/ I \ \/ I// I 11 ii 11 I \, 1 1 I I ,_j '~' ; ' ' i"i \ ''~'' !....' \_J 'I, I I �Adopted by the Charter Township of Elmwood Board , , - - - - - - , - - - - - - - - NEW WALK CONNECTION TO PEDESTRIAN UNDERPASS RECONFIGURED M-22 ROAD SECTION (DESIGN TO BE DETERMINED) . - - - - - - - - - RELOCATED ACCESS INTO CENTERPOINT PROPERTIES CONFIRM GRADES PRIOR TO FINAL DESIGN DINGHY LAUNCH RAMP SPECIFIC ENTRANCE LOCATION TO BE DETERMINED PENDING RESULTS OF TRAFFIC MANAGEMENT STUDY SHOPPER'S COURTESY DOCK (6 SLIPS) PICO DRIVE ffl'.llll'illll---------------- RAMP TO SHOPPER'S DOCK ! UNIVERSALLY ACCESSIBLE - TYP.) ,• FISH CLEANING STATION ~ = - - - - - - - - - - - - - - - REMOVABLE FLOATING DOCK SECTIONS (SEASONAL IN/OUT OF BOATS) SHORT TERM PARKING FOR FISH CLEANING ~ :__ _ _ _ _ _ _ _ _ _ _ _ HARBOR MASTER/ MARINA OFFICE ~=r,,=== GRANDVIEW DRIVE PUBLIC RESTROOMS (2) STORAGE (MARINA) ' . ' 1-\:=--.. !E.:/4::::::::~ I - l I .' EX I ST I NG BO AT RAM PS TO REMA I N D-Q-E-K-\- C ~;;:::::::::~ ,--~ -~::-7 ---------t----:----;--____;._ .. I BO_AT TRAILER PARKING (79) :___________:...____ EXI STI NG I NFRA STRUCTURE TO REMA I N @ 31@ : , : , , 1 1 - - - - - - - - - - - - - ' : ' - --:---.- L '♦ : ♦ :'"", _- 3 t DOG RUN PICNIC AREA : - D-O~ 81 CNIC ARE A B ____--:::------------~t:::~=---=~--:-------;-----:-:-7 --- PUBL I C PROM ENA DE - SEATWALLS BIKE PARKING - LANDSCAPING . . . - LIGHTING (SHIELDED) NEW MARINA COMPLEX SPECIFIC ENTRANCE LOCATION TO BE DETERMINED PENDING RESULTS OF TRAFFIC MANAGEMENT STUDY • I ' I - KEYED BOATER'S FACILITIES I DUMPSTER CORRAL ACCESS CONTROL '' PICNIC AREA \ RESTROOMS/SHOWERS FLEX OFFICE SPACE LAUNDRY MULTIPURPOSE ROOM LOUNGE/MAP ROOM (SECOND FLOOR) - PUBLIC FA CILITIES . RESTROOMS NEW SIDEWALKS (6') & LANDSCAPE BUFFER EACH SIDE OF M-22 CONCESSIONS I ' - - - FISHING PIER & PUBLIC PROMENADE - - 10-12' WIDE WALK WITH RAILINGS, BENCHES \ BREWERY CREEK DR IVEJ " - - - ACCESSIBLE CONNECTION TO FISHING PIER . ' I ' - - - - - - BREWERY CREEK RESTORATION AREA I PARKING EXISTING CONDITIONS BOAT TRAILER PASSENGER VEHICLE 134 SPACES 82 SPACES PREFERRED PLAN 0 0 BOAT TRAILER PASSENGER VEHICLE 79 90 SPACES SPACES ( - 42 SPACES) 8 SPACES) (+ LEGEND © OFF-SITE PARKING* ■ BOAT TRAILER PASSENGER VEHICLE 1 2 0 SPACE 11 0 SPACES - ( + 6 8 SPACES) ( + 122 SPACES) ACCESS CONTROL PICNIC AREA ■ DUMPSTER CORRAL 0 BIKE PARKING E9 * REFER TO DISTRICT PLAN FOR POTENTIAL SHARED PARKING LOCATIONS. NUMBER OF PROPOSED SPACES N 200' 400' 800' O' ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP Michigan FIGURE 20 i ' I ' ' . ' . •·. I I '' PREFERRED PLAN .. I I M a r i n a M a st e r PI a n - Ja n u a r y 9 , 2 O1 2 JJ R �, , - - - - - - , - - - - - - - - NEW WALK CONNECTION TO PEDESTRIAN UNDERPASS RECONFIGURED M-22 ROAD SECTION (DESIGN TO BE DETERMINED) . - - - - - - - - - RELOCATED ACCESS INTO CENTERPOINT PROPERTIES CONFIRM GRADES PRIOR TO FINAL DESIGN DINGHY LAUNCH RAMP SPECIFIC ENTRANCE LOCATION TO BE DETERMINED PENDING RESULTS OF TRAFFIC MANAGEMENT STUDY SHOPPER'S COURTESY DOCK (6 SLIPS) PICO DRIVE ffl'.llll'illll---------------- RAMP TO SHOPPER'S DOCK ! UNIVERSALLY ACCESSIBLE - TYP.) ,• FISH CLEANING STATION ~ = - - - - - - - - - - - - - - - REMOVABLE FLOATING DOCK SECTIONS (SEASONAL IN/OUT OF BOATS) SHORT TERM PARKING FOR FISH CLEANING ~ :__ _ _ _ _ _ _ _ _ _ _ _ HARBOR MASTER/ MARINA OFFICE ~=r,,=== GRANDVIEW DRIVE PUBLIC RESTROOMS (2) STORAGE (MARINA) ' . ' 1-\:=--.. !E.:/4::::::::~ I - l I .' EX I ST I NG BO AT RAM PS TO REMA I N D-Q-E-K-\- C ~;;:::::::::~ ,--~ -~::-7 ---------t----:----;--____;._ .. I BO_AT TRAILER PARKING (79) :___________:...____ EXI STI NG I NFRA STRUCTURE TO REMA I N @ 31@ : , : , , 1 1 - - - - - - - - - - - - - ' : ' - --:---.- L '♦ : ♦ :'"", _- 3 t DOG RUN PICNIC AREA : - D-O~ 81 CNIC ARE A B ____--:::------------~t:::~=---=~--:-------;-----:-:-7 --- PUBL I C PROM ENA DE - SEATWALLS BIKE PARKING - LANDSCAPING . . . - LIGHTING (SHIELDED) NEW MARINA COMPLEX SPECIFIC ENTRANCE LOCATION TO BE DETERMINED PENDING RESULTS OF TRAFFIC MANAGEMENT STUDY • I ' I - KEYED BOATER'S FACILITIES I DUMPSTER CORRAL ACCESS CONTROL '' PICNIC AREA \ RESTROOMS/SHOWERS FLEX OFFICE SPACE LAUNDRY MULTIPURPOSE ROOM LOUNGE/MAP ROOM (SECOND FLOOR) - PUBLIC FA CILITIES . RESTROOMS NEW SIDEWALKS (6') & LANDSCAPE BUFFER EACH SIDE OF M-22 CONCESSIONS I ' - - - FISHING PIER & PUBLIC PROMENADE - - 10-12' WIDE WALK WITH RAILINGS, BENCHES \ BREWERY CREEK DR IVEJ " - - - ACCESSIBLE CONNECTION TO FISHING PIER . ' I Potential First Phase Projects ' - - - - - - BREWERY CREEK RESTORATION AREA I PARKING EXISTING CONDITIONS BOAT TRAILER PASSENGER VEHICLE 134 SPACES 82 SPACES PREFERRED PLAN 0 0 BOAT TRAILER PASSENGER VEHICLE 79 90 SPACES SPACES ( - 42 SPACES) 8 SPACES) (+ LEGEND © OFF-SITE PARKING* ■ BOAT TRAILER PASSENGER VEHICLE 1 2 0 SPACE 11 0 SPACES - ( + 6 8 SPACES) ( + 122 SPACES) ACCESS CONTROL PICNIC AREA ■ DUMPSTER CORRAL 0 BIKE PARKING E9 * REFER TO DISTRICT PLAN FOR POTENTIAL SHARED PARKING LOCATIONS. NUMBER OF PROPOSED SPACES N 200' 400' 800' O' ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• ELMWOOD TOWNSHIP Michigan FIGURE 21 i ' I ' ' . ' . •·. I I '' PREFERRED PLAN .. I I M a r i n a M a st e r PI a n - Ja n u a r y 9 , 2 O1 2 JJ R � 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 Elmwood-Twp_Waterfront-Master-Plan_2012 Creator An entity primarily responsible for making the resource Smithgroup JJR Date A point or period of time associated with an event in the lifecycle of the resource 2012-01-25 Title A name given to the resource Waterfront District Master Plan Description An account of the resource The Waterfront District Master Plan for Elmwood Township was prepared by Smithgroup JJR and was approved on January 25,2012. Subject The topic of the resource Master plan reports Elmwood Township (Mich.) Leelanau 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/59e186078ff06ebd709c05fa9270e774.pdf a8c44351ff85ffb3ae5eb37a5c384c87 PDF Text Text Elmwood Township Master Plan Public Hearing Date: March 20, 2018 Adopted by Planning Commission: March 20, 2018 �CHARTER TOWNSHIP OF ELMWOOD COUNTY OF LEELANAU, MICHIGAN PC Resolution No. 2018-01 PLANNING COMMISSION RESOLUTION TO AMEND MASTER PLAN WEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development and preservation of all lands in the Township; and WEREAS, the Planning Commission prepared a proposed updated Master Plan and submitted the plan to the Township Board for review and comment; and WEREAS, on November 13, 2017, the Elmwood Township Board received and reviewed the updated Master Plan prepared by the Planning Commission and authorized the distribution of the Master Plan to the Notice Group entities identified in the MPEA; and and WEREAS, notice, dated November 14, 2017, was provided to the Notice Group entities as provided in the MPEA; WEREAS, the Planning Commission held a public hearing on March 20, 2018, after notice published in the Leelanau Enterprise on March 1, 2018, to consider public comment on the proposed updated Master Plan, and to further review and comment on the proposed updated Master Plan; and WEREAS, the Planning Commission finds that the proposed updated Master Plan is desirable and proper and furthers the use, preservation, and development goals and strategies of the Township; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: 1. Adoption of the 2018 Master Plan Update. The Planning Commission hereby approves and adopts the updated 2018 Master Plan, including all of the chapters, figures, maps and tables contained therein. 2. Distribution to Township Board and Notice Group. Pursuant to MCL 125.3843 The Township Board has not asserted by resolution its right to approve or reject the proposed Master Plan and therefor the approval granted herein is the final step for adoption of the plan as provided in MCL 125.3843 and therefore the plan is effective as of March 20, 2018. In addition, the Planning Commission approves distribution of the adopted Master Plan to the Township Board and Notice Group. 3. Findings of Fact. The Planning Commission has made the foregoing determination based on a review of the existing land uses in the Township, a review of the existing Master Plan provisions and maps, input received from the Township Board, public, and Notice Group, as well as the public hearing, and finds that the updated Master Plan will accurately reflect and implement the Township’s goals and strategies for the use, preservation, and development of lands in Elmwood Township. 4. Effective Date. The Master Plan shall be effective as of the date of adoption of this resolution. The foregoing resolution was offered by Planning Commissioner Elliot. Second offered by Planning Commissioner Trevas. Upon roll call vote, the following voted: Aye: Elliot, Trevas, Roberts, Johnston, Bechtold Nay: None Absent: Aprill, Prewitt The Chair declared the resolution adopted. ________________________________________ George Prewitt, Planning Commission Secretary 2|Page �Table of Contents Elmwood Township—A Brief History Existing Land Use Natural Features Goals, Objective & Policies Future Land Use Plan Recommendations Zoning Plan Plan Implementation Resources Appendix A – Maps Future Land Use Map Soils Map Public Water System Public Sewer System Zoning Map Greilickville Sub Area Master Plan-Land Use Plan Appendix B – Demographics Appendix C – Other Documents 4 8 15 21 31 37 43 44 49 50 51 52 53 54 55 56 63 3|Page �This original plan was adopted September 7, 1999 by the Elmwood Township Planning Commission after a public hearing on August 3, 1999. In 2009, the Elmwood Township Board directed the Planning Commission not to review the Master Plan until the Elmwood Township Draft Zoning Ordinance was completed. In August 2016, the Planning Commission forwarded the Draft Zoning Ordinance to the Township Board for consideration. The Planning Commission then began the review and update of this Master Plan. After notice and public hearing, the draft Zoning Ordinance was adopted and became effective on September 1, 2017. In anticipation of the Master Plan update, the Planning Commission commissioned a survey in 2013 to be sent to Elmwood Township residents, property owners, and business owners. The Planning Commission relied on these results in supplementing the existing Master Plan to create this update. The 1999 plan was the basis for the update and changes made for the 2017 update. Much of the text is the same, only updated as necessary for the changes that have occurred in the almost 20 years since previously written. Elmwood Township -- A Brief History Elmwood Township’s history and its present economic and social conditions have been shaped and determined by its geography and its abundant natural resources. Prior to European settlement in Elmwood Township, forests were the principal land cover, primarily sugar maple, elm, basswood, yellow birch, hemlock, and white pine, with poor sandy soil areas supporting jack pine and red pine barrens, including oak, aspen, red maple, and some white pines. These forests originally provided for and spurred the economic development of the area, first by providing the habitat for trapping and then for logging. Being located on the Great Lakes made this area accessible first to European adventurers and mercantilism, and later to American settlement and expansion by enabling transportation for export of the area’s raw materials. Although there were settlements, forts, and travel routes in the Grand Traverse Bay area throughout this period, the effects of human activity were not significant until the nineteenth century when inexpensive land was made available by the federal government, and the demand for construction wood, railroad ties and trestles, and fuel in expanding communities throughout the East and Midwest was increasing rapidly. Seth Hall Norris was the first settler in what is now Elmwood Township.1 He arrived in Traverse City in 1851 and set up a small saw mill on the creek flowing from Cedar Lake to the Bay. A tannery followed, then a grist mill, an ice supply business, and finally a brick yard in 1862. Norris was bought out by James Markham who became the primary supplier of bricks for the then burgeoning City of Traverse City. (The Traverse City State Bank, the Masonic Building, the Hannah & Lay Building, and many of the State Hospital buildings are some of the best1 Wakefield, 1987. Most of the material included in this section is taken from Elmwood Township, a Pictorial History by Lawrence Wakefield. 4|Page �known buildings built with Markham bricks). The Norris family also ran the local grocery store which also housed the post office in what was then called "Norrisville." In 1853, the Greilick family arrived and began a large steam-powered sawmill near the site of Norris’s original mill and established and ran docks in West Bay. Except for the Hannah, Lay & Company, the Greilick Brothers were the largest producers of lumber in the region. They also began a brewery on the creek in Greilickville that still bears that name. Norrisville, or Norristown, adopted the name of Greilickville when the Norrisses moved to other parts shortly after the Greilick family erected its large mill on the bayshore.2 Elmwood Township was also the site of some of the area’s most popular resorts: the Traverse Beach Resort (also known as the Baptist Resort), the Spring Beach Resort, and Margie’s Court on Lake Leelanau.3 The Township of Elmwood was organized by the Leelanau County Board of Supervisors on December 21, 1863. Only about 200 people lived in the Township at that time (with only a little over 2,000 in the whole county). Originally part of Solon Township was included in Elmwood Township’s territory, but in 1871 it was reduced to 13,715 acres.4 By the early 1900s most of the virgin timber in the area had been cut over and many of the farmsteads created on poor soils had reverted back to the state for delinquent taxes. Resale and cut over of second growth occurred in some areas, but farming of the good lands began taking hold. State-held properties from abandoned farmlands were being consolidated and farmers on marginal lands were relocated. The first commercial orchard was planted in Elmwood Township in 1916. Morgan Orchards, as it was known, was located on M-72, just west of the present Tom’s Market property. The railroads had expanded throughout northern lower Michigan by this time, and in 1919, the state began highway construction with a fifty million dollar bond issue, followed in 1925 by a two-cent per gallon gasoline tax to fund highway construction.5 Also, around 1910, the state’s urban population exceeded its rural population and was growing at a rate of approximately 30 percent per decade, with a dramatic increase in per capita wealth as well.6 Better roads, increased incomes and more leisure time led to increased tourism in northern Michigan. Resorts and summer vacation properties began appearing all along the Grand Traverse Bay. Through the 1920s the number of farms increased in the area and the planting of orchards increased steadily on most of these farms. The largest percentage of farm acreage was used to produce tart cherries, with apples, sweet cherries and other fruit taking up most of the rest. _________________________ Let’s Fly Backwards, Al Barnes, 1976. Sprague’s History of Grand Traverse and Leelanau Counties, 1903. 4 As a result of annexation, the Township currently encompasses 12,928 acres. 5MSPO, 1995. 6MSPO, 1995. 2 3 5|Page �During the Great Depression of the 1930s many properties, especially farms in poor soil areas, reverted to the Michigan State Conservation Department and the U.S. Forest Service bought thousands of acres. Much of this land was replanted by the Civilian Conservation Corps which planted almost 500 million trees in Michigan.7 Red and white pine woodlands are still evidence of these actions. During the 1930s people left rural areas for the cities and rural population growth halted or declined. In the 1950s Elmwood Township’s population began to rise again, mounting steadily over the next decades. By the 1970s much of Michigan’s rural population expanded, and the Traverse City area’s population in particular, began to grow much more quickly.8 The need for Township zoning was recognized in 1967 when a delegation of citizens requested controls on increasing development. This population growth has not been in farm population, but is dominated in Elmwood Township by retirees and others servicing the increasing tourist trade. The average household size also began to drop dramatically, all of which has expanded the use of land for non-agricultural purposes and has had a profound effect on the landscape and ecology of the area. The style and methods of farming have also changed notably. Small general farms usually with a specialty cash crop had been the rule until the late 1940s and early 1950s. At this time, farms began to consolidate and specialize in single commodity crops. Smaller farms were bought out and much larger enterprises, most commonly orchards of tart and sweet cherries, apples, plums, and other fruits, were formed. These operations were still familyrun but no longer were self-contained general farms. In 1986, the Township Board called for the construction of a new Township Hall on Lincoln Rd. This hall replaced the existing building on Cherry Bend Rd that was shared with the Fire Department. The Fire Department later constructed a new fire hall immediately adjacent to the Township Hall in 2001. In August of 1987 in response to continued population growth in and around Traverse City and in what the Board believed would be an action to retain the integrity and control over its territory, the Township Board resolved to change Elmwood Township into a Charter Township. Despite this action, in June of 1989 the City of Traverse City annexed a portion of the southeast corner of the Township. As a method to reduce congestion on M-22 along West Grand Traverse Bay, the Bugai Rd extension was constructed in the mid-1990s. This connected Bugai Rd to S Lake Leelanau Dr allowing for North-South connection to the greater Leelanau County. This also led to the installation of a signalized intersection at Bugai and M-72 at a later date. ______________________ 7Titus, 8Ferris 1945. & McVeigh, 1995. 6|Page �In the 2000s the Total Petroleum/Marathon Oil property was decommissioned. This was the end of using the West Grand Traverse Bay as a way to transport petroleum to the area. All of the tanks and pipes associated with this use were removed in 2017. The Township began to construct and expand their marina facilities in the 1990s with the construction of Dock A. Today there are 3 docks, that have 190 slips in the marina. Twentyone are for transient uses and the remaining are for seasonal lease. In 2018, the Township will start a 3-phase construction project on the marina to update facilities. 7|Page �Existing Land Use Since much of the existing land use remained the same from 1999 to 2018, only minor changes were made to this section. There was no field survey conducted, only aerial photography taken in 2012 and personal knowledge from Planning Commissioners and staff. The basic and essential data necessary for any planning study is an inventory and analysis of existing land uses within the community. A knowledge of the existing land development pattern and site conditions furnishes the basic information by which future residential, commercial, industrial, and public land use decisions can be made. In the course of exercising its zoning powers, the controlling municipality must give reasonable consideration to the character of each area and its suitability for particular uses. An inventory of existing land use furthers this objective. The existing land use map and acreage tabulation, which are included in this chapter, will also serve as a ready reference for the Township in its consideration of land use and infrastructure improvement proposals. Methodology A field survey was conducted in 1998 to gather existing land use data. Each parcel of property in Elmwood Township was inspected in the field and its use characteristics recorded on an updated base map. Aerial photographs were used as supplementary information to determine land use boundaries, agricultural locations, etc. General Pattern of Land Use Elmwood Township has four distinctive sub-areas: Greilickville, the M-22 corridor, the Timberlee Resort area, and, finally, the rural portion of the Township which consists of the majority of the land in the Township. Greilickville Greilickville, so named in the mid-1800s after a predominant lumbering family, has developed into the primary commercial area of the Township. While the majority of residents of Elmwood Township rely heavily on Traverse City for their shopping and commercial needs, the Greilickville and Cherry Bend area has developed into a small but vital commercial, office, medical and light industrial area. The activities in the harbor area are recreation and pleasure boating with the Elmwood Marina, Greilickville Harbor Park, Discovery Pier & Harbor, Children’s Museum as well as the other marinas and docks along the West Arm of the Grand Traverse Bay. There are also small shops, restaurants, and gas stations in the Greilickville area. The majority of Greilickville is serviced with public sewer and water and is also the portion of the Township that is most densely populated with many single-family subdivisions clustered between E. Grandview and Cherry Bend Roads. 8|Page �M-22 Corridor With the exception of Pathfinder school, a small motel, and rental cottages clustered along M-22, just north of Cedar Lake, the M22 corridor has been developed as a predominantly single-family, detached residential corridor. M-22 is the Township’s primary north-south road, running adjacent to the West Arm of Grand Traverse Bay, and leads to the Village of Northport to the north and Traverse City to the south. The majority of development has been individual residential lots fronting M-22 with a scattering of residential subdivisions including Forest Hills, La Riviera, Cedar Cove and the Valley Estates at the northern border of the Township. Exceptional views of the Bay can be seen while traversing M-22. In 2016, the Township completed a traffic study on the M-22 corridor from the Township line North to Cherry Bend Rd. The results of the survey were that a traffic signal between Carter Rd and Cherry Bend Rd was not warranted and that to improve traffic congestion an access management plan should be investigated. The Greilickville Sub Area Master Plan states that parking lots should be connected to aid in the flow for traffic and allow for reduced left hand turning movements. Timberlee Resort The Timberlee area is a second population node found on the west side of the Township. It has developed with townhouse-style condominiums, single family houses, and an old lodge that has been converted to an event center. Timberlee was developed as a ski resort in the 1970s, and is now used as a snow tubing hill, the property has remained largely intact and under single ownership. The Timberlee area is serviced with public water making it a desirable and scenic location for residential development. Rural Environment The remainder of the Township is rural in character with the exception of single-family homes along the shoreline of Lake Leelanau and some scattered residential development and homesites. Much of the remaining land is used for agriculture and orchard production or is heavily wooded or wetland areas. When not in a subdivision, residential development occurs predominantly along section line roads and on large lots. 9|Page �Land Use Distribution Each existing land use was placed in one of eight general land use categories. Elmwood Township encompasses 12,928 acres, or 20.2 square miles. Data in Table 1 indicate the total acreage occupied by each land use type and its proportion of the total land area in the Township. A discussion of each land use is provided later in this section. From 1999 to 2018, few developments were approved in the Township. Because of this, the existing land use calculations were not updated with the 2018 update. Table 1 Existing Land Use Acreage, 1999 Elmwood Township, Leelanau County Land Use Category Acres Percent of Total Agricultural/Orchards 3,353 25.9 Single-Family Residential 2,845 22.0 Multiple-Family Residential Office 74 0.6 9 0.06 Commercial 97 0.8 Industrial 111 0.9 Public 145 1.1 Vacant, Woodlands, Other 6,294 48.7 Total 12,928 100.0 Source: Wade-Trim/Elmwood Township Field Survey, January 1999. The land use classification system used for this analysis is a derivative of the Michigan Land Cover/Use Classification System which was developed by the Michigan Department of Natural Resources for use in statewide current use inventories. The following defines the land use classifications used to categorize existing land uses and describes the distribution of those uses. 10 | P a g e �Agricultural/Orchards This category includes all areas where the principal land use classification is agricultural and includes lands under cultivation, horse farms, ranching operations, pastures, orchards, vineyards, cherry processors, nurseries and greenhouses and tree farms as observed from field observation, from review of aerial photographs, and/or as indicated by Township officials. These lands are primarily located in areas of good agricultural soils with no existing or planned public sewer and water service. It is the intent of the Township to promote the conservation of agricultural lands and protect existing farms from the costs frequently associated with development. There are 3,353 acres, or 25.9 percent of the total Township land so classified. Most of this acreage is utilized for farming purposes, orchards including vineyards and hops, or is lying fallow. Also included in this category are the cherry grower’s co-op found in Section 8. Small hobby farms and small crop farms (less than ten acres) are not included in this category. Single-Family Residential The single-family residential category includes site-built single-family detached structures used as a permanent dwelling, manufactured (modular) dwelling or mobile homes located outside of designated mobile home parks, duplexes (two-family dwellings), and accessory buildings such as garages that are related to these units. It also includes small farmsteads and related agricultural buildings located near the primary dwelling. This category includes a number of single-family subdivisions scattered throughout the Township. These include Hidden Hills, Cherry Bend Heights, Harbor Hills, Cedar Lake Gardens, Leelanau Hills, Valley Hills, Shoreside Valley, and several others. Single-family residential development occupies 2,845 acres of land, or about 22.0 percent of the Township’s land area. While the majority of homes are located within organized subdivisions, many single-family homes are located on large lots which front section line roads. In cases where large parcels currently have only one residence, much of the parcel may be shown as vacant land. This is done to acknowledge the possibility that this undeveloped area may be someday developed. In cases where a large parcel (10+ acres) is part of a plat or subdivision, the entire parcel is shown as yellow to indicate that no additional splits will be allowed in this location. 11 | P a g e �Multiple-Family Residential The multiple-family residential category includes structures with more than one unit on the same site. These may be duplexes, apartments, or townhouses developed individually or in complexes, senior housing facilities, and mobile home parks. It also includes related lawn areas, parking lots, and any accessory recreation facility. Multiple-family development accounts for about 74 acres, or 0.6 percent of the land area in Elmwood Township. Major developments include the condominiums adjacent to the old Timberlee, the senior housing to the west of Cedar Lake, and the mobile home park in the northwest portion of the Township. Field observations reveal that these developments are well-maintained and in relatively good condition. Traditionally, multiple-family developments have provided a transitional land use between single-family areas and nonresidential developments or have been located along primary roadways to benefit from the additional exposure offered by high traffic corridors. This is not necessarily the case in Elmwood Township where there are only a few multiple family developments and they are scattered throughout the community in no definable pattern although many do have public water or sewer available. Office The office category includes business, financial, medical, professional offices, and related service establishments. Approximately nine acres, or 0.06 percent of the Township acreage is devoted to this land use. Existing office development is relatively confined to the Greilickville area and Cherry Bend Rd. The most significant office development within the Township is the Center Pointe (formally Great Lake Insurance) office building located near the Elmwood Township Marina and Viridian (formally OneUpWeb) building located near the intersection of Carter Rd and M-22. Commercial The commercial category includes convenience stores, comparison shopping centers, and general commercial businesses. At the present time, there are approximately 97 acres occupied by commercial uses or about 0.8 percent of the total Township land area. Most of this development is again clustered along M-22 in the Greilickville area, just north of the Traverse City border. Commercial development is fairly limited within the Township as residents depend primarily on Traverse City for their commercial needs. Commercial uses within the Township include small shops, restaurants, and mini storage. 12 | P a g e �Light Manufacturing/Industrial The industrial category includes manufacturing, assembling and general fabricating facilities, warehouses, and non-manufacturing uses which are industrial in their character (significant outdoor storage or shipping/receiving requirements). Approximately 111 acres, or 0.9 percent of the Township land area is used for industrial purposes. The approximately 80-acre gravel pit, located in Section 19 of the Township, occupies the largest portion of industrial land in Elmwood. The decommissioned Marathon gasoline storage tank farm, located in the Greilickville area, is also a primary industrial land use within the Township. Public The public land use category includes publicly owned land for cultural, public assembly, recreational purposes, educational uses (including all types of public institutions where education is a primary use), and governmental administration and service buildings. Privately owned lands that are best characterized as educational, religious or open land which is used for recreational purposes and open to the public are considered semi-public uses and, thus, included in this category. Places of worship are examples of semi-public uses. Pathfinder, a private school, is also located within the Township, along M-22. Also included in this category are the Township Hall, Old Fire Station, Cherry Bend Park, Brewery Creek, DeYoung Natural Area, and TART trail. Rotary Camps and Services owns the Discovery Center & Pier, adjacent to the Township Greilickville Harbor Park, which includes the Children’s Museum and other non-profits participants related to the water. Grand Traverse Regional Art Campus/Leelanau Studios acquired the old Norris School and offers a location for arts and is a semi-public location to the community. Approximately 145 acres, or 1.1 percent of the total land area within the Township is categorized as public land. More details on public land within the Township can be found in the Township Park and Recreation Plan. 13 | P a g e �Vacant, Woodlands, Other This land use category includes vacant land for which no specific use is evident, undeveloped wooded areas, all dedicated rights-of-way including county roads, thoroughfares, and local roads. Approximately 6,294 acres, or 48.7 percent of the Township falls within this description. 14 | P a g e �Natural Features Natural features, such as topography, soils, wetlands, woodlands and lakes help shape a community’s identity. New land developments can significantly impact natural features and, consequently, effect community character. Special attention should be given to the preservation of natural and environmentally sensitive areas in long-range planning. The purpose of this chapter is to identify the important natural features which exist in Elmwood Township. Knowing the location of significant natural features and understanding the function of natural systems will enable the Township to accomplish two important objectives. 1. The Township will be able to channel, or encourage, development into areas which are the least environmentally sensitive. 2. The Township can work to minimize adverse impacts to these areas. Environmentally sensitive areas are lands whose destruction or disturbance will immediately affect the life of a community by: • • • Creating hazards such as flooding or slope erosion; Contaminating important public resources such as groundwater supplies or surface water bodies; or, Wasting important productive lands and renewable resources. Each of these effects is detrimental to the general welfare of a community and may result in economic loss.9 The natural features inventoried in this chapter include climate, geology, topography, soils, and hydrological features as well as natural habitats and airsheds. The analysis of natural features identifies which areas of the Township are most suitable for development and which lands should remain undeveloped to conserve their natural function. Climate Elmwood Township’s climate is greatly affected by its location on the Grand Traverse Bay. As is detailed in the following table, this quasi-marine climate moderates changes in temperature and precipitation and allows a longer frost-free growing period for plants than would be usual at this latitude. The average growing season for the Township is approximately 120- 140 days and the average annual rainfall is 32 inches. The mean annual temperature is 46° F. The mean number of day per year that exceed 90°F is 6 with the mean number of days per year that fall below 32°F is 145. The average daily maximum and minimum temperatures in January are 28°F and 16°F, and in July are 81°F and 58°F. The average snowfall is 100 inches.10 _________________________ Charles Thurow, William Toner, and Duncan Erley Performance controls for Sensitive Lands, American Planning Association, Planning Advisory Service Reports 307-308, June 1975 10 Great Lakes Integrated Sciences Assessments, Historical Climatology: Traverse City, MI, Updated 3/11/16 9 15 | P a g e �First and last heavy freeze dates are of concern to growers in all areas, including Elmwood Township. According to National Weather Service, temperatures below 29 degrees Fahrenheit are uncommon after May 1st and before October 25th in the Traverse City area. Table 2 Temperatures and Precipitation in Traverse City, MI1,2 Temperature Precipitation Average Average Average Average Minimum Maximum Rain Snow January 16.26°F 28.79°F 1.866 in 31.11 in February 16.17°F 31.29°F 1.267 in 19.22 in March 22.27°F 40.67°F 1.489 in 10.6 in April 33.09°F 54.85°F 2.483 in 3.16 in May 42.47°F 66.83°F 2.501 in 0.63 in June 52.48°F 75.67°F 2.921 in 0 in July 58.21°F 80.88°F 2.697 in 0 in August 57.35°F 78.52°F 2.99 in 0 in September 50.02°F 70.50°F 3.489 in 0 in October 39.36°F 57.47°F 3.081 in 0.64 in November 31.14°F 45.13°F 2.368 in 8.98 in December 21.18°F 32.72°F 2.058 in 26.64 in 1 Great Lakes Integrated Sciences Assessments, Historical Climatology: Traverse City, MI, Updated 3/11/16 2 Michigan State Climatologist’s Office, climate.geo.msu.edu Traverse City, MI 1981-2010 Geology An Ellsworth Shale bedrock underlies the Elmwood Township area at a depth of approximately 400 feet. This geologic formation is the result of marine conditions that existed approximately 325 million years ago during the Mississippian period of the Paleozoic era. The glacial drift that overlies bedrock was primarily deposited during the Valders Maximum glacial event, approximately 11,500 years ago. Township lands were formed when this last glacial ice sheet retreated and the melt waters receded to form the existing lake shorelines, beaches, bluffs, and lake benches. Lake Algonquian shoreline dynamics (elevation 605 feet) sculpted the drift and had a major impact on the current land formation. Lake Algonquin resulted from the coalescence of glacial Lakes Saginaw and Chicago. 16 | P a g e �Topography The topography of Elmwood Township was created by the receding Wisconsin ice age glaciers that left the Manistee moraine stretching from Kalkaska around Traverse City into Leelanau County, forming a large plateau in the south and on the eastern edge of the township. North of the Manistee moraine and in the northern two thirds of the township is a large ground moraine. The ground moraine is characterized by hills (drumlins) roughly ¼ to 2 miles long and 1/8-mile-wide that rise 35 to 100 feet above the adjacent creeks and other drainage ways. Glacial lake plains are associated with the shore areas of the Grand Traverse Bay. The entire Township, with the exception of the southwest sections and areas surrounding Lake Leelanau, are relatively hilly. The majority of land north of Cedar Lake and along the Bay has slopes greater than 20% as do Sections 29 and 32 in the southeastern portion of the Township near the Hidden Hills development and south of Cedar Creek. Surface elevations range from a mean lake level at the Bay of 580 feet to approximately 1,100 feet near the southern boundary of the Township, an elevation gradient of 527 feet. The highest point in the Township (1,110 above sea level) located in the southwest corner, is also the highest point in Leelanau County. Areas of steep topography present many challenges, both in terms of land development and for recreation-conservation purposes. Development in such areas should be undertaken with caution in regards to erosion and drainage hazards that may affect adjacent properties. Soils Soil conditions may also present significant limitations to development and assist in determining what land is most suitable for development and what land is most suitable for agricultural, recreation and conservation purposes. Identification and analysis of soils aids in determining which areas offer maximum amenities without adversely impacting natural systems. Most of the soils of the Township are ground up rock material laid down by glaciers, predominately sandy, well-drained soils, ranging from 50 to 600 feet in depth, with deposits of gravel and clay in many spots. As reported in the Soil Survey of Leelanau County, prepared by the US Soil Conservation Service (SCS), there are three major soil associations in Elmwood Township: East LakeEastport-Lupton, Leelanau-Mancelona, and Emmet-Leelanau. The majority of soils in the Township are of the Leelanau-Mancelona association and are strongly sloping to very steep, well-drained sandy soils. Specifically, these soils are found in the southeastern portion of the Township including Sections 19, 24, 25, 29, 30, 31, 32 and 36. The soils along Lake Leelanau, surrounding Belnap and Mann Creeks and Cedar Lake as well as those in the Greilickville area are East Lake-Eastport-Lupton association. These soils vary from moderately welldrained on gently sloping lands to mucky, very poorly drained on lake and creek terraces. 17 | P a g e �The balance of the soils in the northcentral portion of the Township are Emmet-Leelanau association. The soils are well-drained, loamy and sandy soils in areas that vary from nearly level to very steep. All of these soils can be moderately productive for forestry and are good for woodland wildlife habitat, but only fair for habitat when left open or un-forested. In general, the Emmet-Leelanau and Leelanau-Mancelona association have agricultural suitability but because of their varying water retaining capacities, also vary widely in productive capability. As depicted on the map, prime farmlands are scattered throughout the Township with significant areas located in Sections 1, 5, 6, 12, 18 and 20. Individual on-site study and testing should be conducted prior to site design and construction due to the fact that many of the soils in the Township may have limitations either because of wetness in low soil areas, steepness of the slopes, or because of seepage or potential of poor filtering problems for septic systems. Hydrological Features Watersheds Elmwood Township is located within the Lake Michigan Watershed Basin of northern Lower Michigan, and the entire eastern border abuts the West Arm of the Grand Traverse Bay. The main watersheds of the Township are the Belnap and Mann Creeks and the creek associated with Cedar Lake, all of which drain about half of the Township. Areas along the Grand Traverse Bay and Lake Leelanau are drained directly or through various small creek systems. The southwestern area of the Township is associated with the Weisler Creek Watershed and the Cedar Run Watershed which drain into south Lake Leelanau. Wetlands Wetlands can be described as marshes, bogs, swamps, potholes, sloughs, shallow lakes, and ponds. Wetlands may be temporary, permanent, static, or flowing. They are areas of natural vegetation growing in shallow water, hydric (saturated) soil, or seasonally flooded environments. They may also include areas of mature tree cover commonly associated with, but not restricted to, floodplain environments. More than any other natural landform, wetlands are working landscapes whose ecosystem meets a variety of needs. They support a rich variety of wildlife, purify water, help contain flooding, and provide scenic and natural vistas. 18 | P a g e �The majority of wetlands in Elmwood follow the valleys and course of creeks and streams meandering through the Township. It is interesting to compare the location of wetlands to the current development pattern. Significant development has not occurred in the immediate vicinity of Cedar Lake, particularly the western side. Land is also undeveloped in the southern portion of the Township in Section 33, just west of M-22 and north of the Traverse City border. Again, on-site investigation should be conducted for a more accurate delineation of wetland boundaries. Since the wetlands have not been delineated, delineations should occur prior to development. Bodies of Water Besides their obvious aesthetic and recreational benefits, lakes and ponds serve as natural retention areas for storm water runoff, as a groundwater recharge area, as habitat for a number of species of animals and plants, and tend to moderate the microclimate in proximity to the shoreline. Protection of these natural assets should be given high priority in future land use planning decisions. Drinking water quality is generally good in Elmwood Township and there appears to be abundant quantity. The exception is found in some areas of the urbanized corridor, near the Traverse City boundary. The Benzie-Leelanau Health Department depends upon well logs and water samples from surrounding properties when making assessments for new installations and developments. The water resources within the Township are extensive and serve as a primary recreational opportunity for residents of Elmwood as well as the surrounding area. Elmwood Township’s entire eastern border, over 35,000 feet, fronts the West Arm of the Grand Traverse Bay. The Township also has over 6,500 feet of frontage on the picturesque Lake Leelanau as well as the approximately 250-acre Cedar Lake. There are also several streams located within the Township including Belnap Creek, Mann Creek, and Cedar Creek. Natural Habitats Elmwood Township lies in the Temperate Deciduous Biome of the Eastern United States. This biome encompasses many different natural communities. Communities are naturallyoccurring assemblages of plants and animals on the landscape that co-exist under the influence of soil, climate, hydrology, disturbance regime, intra-species association, and other factors. A classification of natural communities seeks to group species assemblages into types that share similar characteristics. Elmwood Township has a number of communities including dry-mesic northern forests, mesic northern forests, cobble beaches, northern wet meadows and emergent marshes. Most of Elmwood Township is found within the Traverse City subdistrict of the Leelanau District natural region. The Traverse City subdistrict of the Leelanau District is characterized by drumlin fields, which distinguishes it from adjacent subdistricts. These drumlins are long narrow ridges, usually about ¼-mile-wide, and less than 100 feet high. Slopes are gently sloping to steep, with slightly acid to acidic, sandy loams and loamy sands that are mostly 19 | P a g e �well-drained. Swamps, marshes, and small lakes or ponds are found between some of the drumlins. Sand, gravel, and cobble beaches occur along the Great Lakes shoreline, with limited areas of former lake-plain. While most of the arable land in the subdistrict is used for orchards and vineyards or is fallow shrub land, remnants of the original northern hardwood forests remain on many of the steeply sloping drumlins. Woodland areas are an important part of the complex ecological system, providing multiple benefits to the environment and its wildlife and human inhabitants. Woodlands play a role in flood protection by slowing the flow of surface run-off to allow for greater storm water infiltration. Woodlands also reduce air pollutants by absorbing certain air borne pollutants. In addition to providing wildlife habitats, forest vegetation moderates the effects of winds and temperatures while stabilizing and enriching the soil. For human inhabitants, forested areas offer a visual and audio barrier, which is considered aesthetically pleasing and offer unique opportunities for recreation and relaxation. Woodland resources contribute greatly to the Township's environmental quality. The conservation of woodlands will play a positive role in maintaining and enhancing the future environmental character of the Township. Woodland areas should be conserved, as possible. Trees which are removed through development actions should be replaced. Of special concern will be the fragmentation of woodland areas through parcel subdivisions in and adjacent to wooded areas. According to aerial photographs which were taken in the 2012, and a windshield survey conducted, woodlands are scattered throughout Elmwood Township, with the most significant areas found in Sections 4, 5, 7, 8, 9, 12, 16, 17, 18, 19, and 24. Human development has fragmented and isolated former natural communities into vestiges of their pre-European settlement patterns. Wetlands and wetland habitat is associated with the creeks and the southern Lake Leelanau lakeshore. Deer, raccoons, and opossum, as well as many species of birds, reptiles, and other animals and plants occupy these areas and the forested hillsides. Connecting remaining lowland corridors and forest stands can provide important habitat and refuge for Township wildlife. Airshed It is evident that despite our present relatively pristine conditions of clean air, we are not immune to these up-wind influences nor to those we create ourselves. Great strides have been made in reducing point-source air pollution, but non-point (or mobile) air pollution continues to be a severe problem due to our continued increased use of automobiles and other internal combustion engines. This pollution is injurious to the entire environment -flora, fauna, and us. 20 | P a g e �Goals, Objectives & Policies Before a community can actively plan for its future growth and development, it must first set certain goals and objectives that define the boundaries of its needs and aspirations and, thus, establish a basis for the formulation of a Master Plan. Given realistic social and economic constraints, these goals and objectives must reflect the type of community desired and the kind of lifestyle its citizens wish to follow. Goals describe the ultimate purpose of the Elmwood Township Master Plan, objectives outline the means to help the Township achieve its goals, and policies recommend specific tasks to guide action. Formulation Process The process of developing goals and objectives for the Elmwood Township Master Plan involved multiple steps. Initially, in early 1996, Elmwood Township conducted a community attitude survey on several issues including land use and the future development of the Township. Second, the Planning Commission and Township officials studied background information on the community including the existing land use pattern, natural features, soils, slopes, and socioeconomic characteristics of the Township and surrounding areas. Finally, the Leelanau County General Plan was reviewed and referenced to ensure County-wide concerns were examined and addressed. The 2018 update was started with a survey that took place in 2013. The update was stalled by the Draft Zoning Ordinance but once it was forwarded to the Township Board, the Planning Commission began review and update of the Master Plan in 2016. Much of the update was based on the existing plan as the survey did not provide a change of opinion on the future development of the Township. Community Attitude Survey In early 1996, the Elmwood Township Planning Commission prepared the “Elmwood Township Community Attitude Survey”. The survey was intended to solicit the opinions of Township residents on various topics and issues in order to assist them in preparing a Master Plan for the Township. In November of 1996, the Elmwood Township Board distributed 1,800 surveys to the property owners of the Township. Seven-hundred fifteen (715) surveys were returned and tabulated for a remarkable response rate of 40%. The response rate alone indicates the residents intense interest in the future development of the Township. A reoccurring theme throughout the survey results is the community’s desire to protect the natural resources in the Township including forests, lakes, wetlands, farms, hills, and streams. Many respondents were also adamant about limiting commercial development within the Township and satisfied with depending on Traverse City for their shopping, dining, and commercial needs. 21 | P a g e �In anticipation of the 2018 update to the Elmwood Township Master Plan, the Planning Commission prepared a survey in 2013 that was sent to all occupants, property owners, and business owners to solicit opinions on various topics important for future development. A total of 494 surveys were returned. The survey results showed that the respondents would like the Township to focus on non-motorized trails and parks and encourage residential uses in the commercial district. Respondents were in support of ordinances restricting blight and noise, and regulations regarding septic and stormwater. Background Studies At a March 1998 Master Plan workshop, the Township reviewed background studies including natural features, socio-economics, housing, and existing land use within Elmwood. The natural features section detailed the climate, geology, topography, soils, and hydrological features within the Township. The analysis of natural features resulted in the identification of areas within the Township that are most suitable for development and which lands should remain undeveloped to conserve their natural function. The socioeconomic analysis revealed that the Township housing stock is relatively new, the population is well educated and, judging from the analysis of the age of Township residents and the high number of people in the family formation age group, the Township is a good place to settle and raise a family. An existing land use survey was also conducted and mapped to illustrate the current development pattern in the Township. The survey revealed four primary land use areas within Elmwood: Greilickville, the M-22 Corridor, the Timberlee Resort area, and finally the rural portion of the Township. Greilickville has developed as the primary commercial and industrial area of the Township and is surrounded by relatively dense single-family development. With a few exceptions, M22 has developed as a single-family residential corridor with excellent views of the Bay. Timberlee was an old ski resort that has developed into its own population node. The area is serviced with a public water system, which helps in making the otherwise isolated area into a more desirable hamlet. The remainder of the Township, with the exception of residential development surrounding Lake Leelanau and Cedar Lake, and some scattered subdivision developments, is rural in character. The Township has historically been and continues to be a community in which farming and orchards play a significant role. The Township and its residents are committed to supporting farming activities within the Township and protecting them from encroaching development. Leelanau County General Plan The Leelanau County General Plan: Policy Guidelines for Managing Growth on the Leelanau Peninsula is a series of working papers prepared by Leelanau County staff members to update/revise the Leelanau County Comprehensive Development Plan. The latest County Plan was adopted in 2012. Working Paper Number 6 of the series is entitled Goals and Objectives for Managing Growth on the Leelanau Peninsula. The document was reviewed in the process of developing the Elmwood Township goals and objectives to ensure county-wide issues were considered and appropriately addressed. 22 | P a g e �The goals and objectives described in the Leelanau County plan address the following issues: • • • • • • • • • • • Growth Management Land Use Planning Community Character Special Environments and Open Spaces Environmental Quality Agriculture, Farming, Mining and Fisheries Commercial and Industrial Jobs and Economic Development Housing Public Facilities and Services Intergovernmental Coordination The results of the formulation steps, summarized above, is the basis of the action plan. Goals are identified below, each of which have objectives or strategies for a means for attaining the goal. Planning and Growth Management Goal: To guide future growth and development in a manner that respects both the natural environment and the Township’s rural atmosphere, promotes an efficient and well-ordered land use pattern, and economizes community facilities. Objectives: • Accommodate future growth within the Township while maintaining its existing rural/residential character. • Ensure that new land uses are compatible and in character with existing uses. • Encourage the ongoing maintenance of properties, buildings, and public facilities. • Guide new development in a manner that conserves natural features and environmentally sensitive areas and meets the long-term needs of the community. • Balance the rate of land development with the availability of public facilities and services such as adequate roads and public water and sanitary sewer systems. Encourage development where those types of facilities and services currently exist. • Promote cooperation with and among other governmental units and nongovernmental stakeholders in Leelanau County and the Grand Traverse Bay Region. 23 | P a g e �Strategies: • Update the Master Plan at least every five years, with updates to objectives and strategies as needed to ensure the plan remains current, reflects the vision of Township residents, and encompasses new issues and planning techniques. • Annually update a Capital Improvements Plan for the Township with review requirements for the Planning Commission adopted as part of the Zoning Ordinance. • Amend the Township Zoning Ordinance to implement the recommendations made in this plan. • Continue to encourage and solicit citizen participation and community involvement in all facets of Township life. • Encourage redevelopment and infill in order to maximize existing public utilities and decrease sprawl. Environmental Features and Agricultural Land Goal: Protect environmentally sensitive areas such as agricultural and orchard lands, wetlands, bodies of water, steep slopes, and groundwater recharge areas. Objectives: • Encourage the retention of important farmlands, orchards, vineyards, forest lands, open space areas, and woodlands. • Protect the quality of surface and groundwater resources in the Township from development related impacts. Strategies: • Encourage the retention of productive agricultural and forest lands through available mechanisms such as open space and farmland agreements, forest stewardship programs, and conservation easements, as well as local zoning incentives. • Encourage property owners to practice planned management, or stewardship, of privately-owned forest lands, wetlands and other environmental sensitive areas. • Encourage the establishment of a continuous open space system that interconnects public and private natural areas and recreational facilities, as well as providing for 24 | P a g e �wildlife habitat. • Encourage the inclusion of parks, bicycle and pedestrian linkages and open space areas in new and established developments. • Ensure that all county, state, and federal environmental regulations are adhered to in the development of land. • Encourage land use planning and site design that provides for efficient land use and takes into account natural features (soils, topography, hydrology, woodlands, and natural vegetation), conserves agricultural resources, and maintains scenic vistas. • Adopt coordinated zoning provisions which provide adequate buffers between agricultural and adjacent land uses to protect the future viability of the farmlands. • Encourage the maintenance of undisturbed natural buffers around bodies of water, wetlands, and other sensitive environmental systems. • Develop site plan review regulations which will help protect the community’s drinking water supply. • Discourage development on slopes greater than 18 percent and ensure adequate development controls for construction on slopes with an incline of 12 to 18 percent. Further, encourage hillside development to be designed in consideration of topography. • Encourage development to conserve scenic views, agricultural lands, wetland areas, bodies of water, groundwater recharge areas, steep slopes and other environmentally sensitive areas. Encourage cluster developments. Residential Land Use Goal: To maintain the current housing stock and to plan for new residential development that will offer a variety of residential densities and styles to meet the needs of current and future residents. Objectives: • Provide for a range of residential styles and densities to meet the needs of the Township’s diverse population. • Encourage the development of residential neighborhoods that are well-integrated into the existing landscape and complement the character of existing neighborhoods. 25 | P a g e �Strategies: • Encourage and guide the development of housing at densities that relate to natural and manmade features. • Collaborate with other governmental units, non-governmental stakeholders and agencies to develop opportunities for housing for the Township’s diverse population. • Encourage the incorporation of existing vegetation, topography, and other natural features into the design of new residential developments. • Encourage new residential developments to be sited in a manner that protects the Township’s rural character and scenic views by maintaining proper setbacks and providing landscaping screening as appropriate. • Discourage a pattern of scattered rural housing development on overly large lots, particularly in areas of productive agricultural or forest lands. • Through site plan review regulations, provide that the layout of new residential developments to be logical extensions of existing neighborhoods. This shall apply to lot layout, road extensions, and open space plans. • Encourage infill and higher density housing on lands that have or are planned to have the capacity to support such development by means of public roads and utilities. • Encourage cluster housing and other creative forms of development to permit higher density housing while protecting the Township’s rural character and balancing the needs of the agricultural community with the interests of the non-farm residents. • Through zoning district Special Use Permit regulation, allow compatible nonresidential land uses which help build and maintain the local sense of community, particularly in relation to future Planned Development. • Consideration should be given to multi-generational and workforce housing. Commercial Land Use Goal: To maintain the existing commercial base and encourage only limited commercial development that satisfies local market needs without compromising the Township’s rural/residential character. 26 | P a g e �Objectives: • Provide limited but reasonable opportunities for the establishment of commercial uses that meet the demonstrated market needs of local residents. • Recognize Traverse City as a regional retail center which meets the majority of resident needs and support the continued economic viability of downtown Traverse City. • Encourage limited local commercial development to occur in the established Greilickville area in the vicinity of M-22. Discourage commercial development from spreading along major thoroughfares outside of that area. • Ensure that the architecture, landscaping, and signage associated with commercial establishments is compatible with the established character of the Township. • Comply with the principles of the Greilickville Sub Area Master Plan. • Encourage quality construction materials, such as brick, wood and stone, that will provide aesthetically pleasing structures. Steel structures to be located behind other buildings to limit viability from right-of-ways. Strategies: • Maintain the City of Traverse City as the commercial focal point for residents of Elmwood Township. • Improve the overall aesthetics and encourage the maintenance and restoration of structures in the Greilickville area and along M-22. • Review commercial architectural, landscape, and signage designs to ensure that any such proposed uses are carefully integrated into the Township’s landscape and reflect the character of the community. • Require the establishment of transitional uses and/or landscape screening between commercial and residential, agricultural, or open space land uses. • Develop an access management plan for the commercial areas as recommended by the 2016 Elmwood Township Traffic Study (see appendix). • Encourage development that provides efficient traffic flow by coordinating and facilitating shared driveways and interconnected parking areas. 27 | P a g e �Industrial Land Use Goal: Provide locations for limited, light industrial development which are harmonious with the existing land use pattern and the rural/residential character of the community. Objectives: Ensure that the location, architecture, landscaping, and signage associated with industrial establishments is compatible with the established character of the community and environment. Strategies: • • Encourage industrial development which is primarily research oriented, light, and environmentally clean. • Light industrial uses that might be located near existing residences shall not negatively impact adjacent neighborhoods and shall be encouraged to provide landscaping and other elements to minimize any potential conflict between the uses. • Discourage industrial development which will negatively impact environmentally sensitive areas or require substantial changes to natural systems. Recreation Land Use Goal: Continue to improve existing recreational facilities and expand recreational facilities for Township residents. Objectives: • Provide for public and semi-public use areas offering a variety of recreational opportunities that facilitate public use. Strategies: • Follow the action program set forth in the Township’s adopted Park and Recreation Plan to the extent that local resources allow. Keep the Plan updated as required by state statute. • Provide public facilities and encourage private community facilities in size, character, function, and location suitable to the population and needs of the community. 28 | P a g e �• Encourage citizen participation and utilize professional expertise to determine needed and desired public and semi-public improvements. • Research alternative methods and manners of providing public and semi-public services and choose those most conducive to citizen needs and desires, considering sound budgetary practices. • For Township provided facilities, plan, locate, and provide public areas based on a long- range general plan, short-range project plans, and capital improvements programming. • Assist interested semi-public and citizen groups in their efforts to help implement the Township Recreation Plan. • Maximize the utilization of public buildings for multi-functional land services. • Encourage the establishment of a continuous open space system that interconnects public and private natural areas and recreational facilities, as well as providing for wildlife habitat. • Encourage the inclusion of parks, bicycle and pedestrian linkages and open space areas in conjunction with new and established developments. • Provide access to waterfront by connecting existing facilities to the water. 29 | P a g e �Summary The proposals enumerated above for the Township are guidelines for the future development of the Township. It is essential that these goals, objectives, and strategies be seriously considered. They will help maintain an orderly, prosperous, and attractive development pattern in the Township. These statements are suggested as a starting point for the local officials. As the planning process progresses, the goals, objectives, and strategies may be altered and new ones formed. Thus, these recommendations are flexible and need constant attention. It is recommended that the goals, objectives, and strategies be reviewed and updated as necessary, and adopted on an annual basis. 30 | P a g e �Future Land Use The Future Land Use Plan is designed to serve as a guide for future development and use of property in Elmwood Township. Development of the Plan was based upon analysis of information collected throughout the planning process including the following: • • • • • • Existing Land Use Inventory Existing Zoning Map Natural Features Inventory Utility Assessment Goals and Policies Existing Township and County Plan Documents In order to adequately serve the needs of the Township, the Future Land Use Plan must incorporate several important objectives, which are as follows: 1. The Plan should encompass an extended but foreseeable time period of approximately 20 years. The Elmwood Township's Future Land Use Plan depicts land uses and community development strategies through the Year 2040. 2. The Plan should be comprehensive. If it is to serve as an important decision-making tool, the Future Land Use Plan must give adequate consideration to the sensitive relationship which exists between all major land use categories, environmentally sensitive properties, socioeconomic characteristics, planning and design characteristics, goals and policies, and community opinion. 3. The Plan should be flexible. The Future Land Use Plan may require periodic review and revisions to reflect changes in local, state, or national conditions which are unforeseen at this time. For example, several major innovations in land development have occurred within the past 40 years which have significantly impacted development patterns. Such innovations include the initiation and expansion of the freeway system; modifications in shopping facilities (shopping centers, enclosed malls, “big box” development); relocation of residents and employment centers from the cities to the suburbs; and the declining family size. Since it is impossible to predict the variety of changes which may occur over the next 20 years, the Future Land Use Plan should be analyzed and modified periodically to reflect changing conditions, especially the extension of centralized sanitary sewer and water facilities and road improvements. 31 | P a g e �4. The Plan must be updated periodically. A comprehensive review of the Future Land Use Plan should be undertaken approximately every five (5) years to adequately analyze new conditions and trends. Should a major rezoning be sought which conflict with the Plan's recommendations, it should be reviewed and amended accordingly to reflect the current community developmental goals and policies. The Future Land Use Plan depicts the generalized development pattern for Elmwood Township into the middle of the 21st century. It is intended to provide the necessary guidelines for making future land use, community facility, and capital improvement decisions. The Future Land Use Plan was prepared with the intention of accommodating the continuing spillover effects from Traverse City which is essentially built out and has limited land available for new development. The availability, quality, and distribution of public water, sewer, and roads is also a major element of the Future Land Use Plan. Another factor, which aided in the future land use planning process, was the carrying capacity of the land. Those areas designated as having tillable soils coincides closely with land which is currently being farmed. These lands are planned to either remain as farmland for agricultural production or be carefully transitioned into residential or mixed uses. Those soils identified as having severe building limitations, high water tables, wetlands, etc., are those areas which have been planned for less intense developments and recreational uses. Finally, expectations of the community assisted in shaping the Future Land Use Plan for Elmwood Township. The strong, collective message throughout the development of this Plan was the conservation of the natural environment and the preservation of Elmwood Township’s image as a rural community. This Plan recommends that factors such as clustering and permanently designated open space, direct access to paved roads, and other measures be used to preserve the Township’s rural character and to minimize the demand on the Township’s limited public services. Further, a special emphasis should be placed on the visual character of developments which will be visible from road rights-of-way and existing land uses. Development Densities Development density is used to provide the basis for a zoning program that allows flexibility in residential development. Development densities are a means of describing the recommended development intensity within different areas of the Township. References to “development density” mean the density that results by dividing the total acreage of an area by the number of dwelling units planned for that area—it does not mean a uniform minimum lot size. 32 | P a g e �Recommended development densities are determined by considering a number of location elements. Most notable in Elmwood Township are the availability of public utilities and potential traffic impacts. It is the recommendation of this Plan that developments in areas that are not served with either public water or sanitary sewer system have a density of not greater than one unit per two and one-half acres. Zoning district regulations should reflect this policy with higher densities permitted in areas where public utilities are available or where the developer is planning to extend or install such facilities. The Ordinance should also provide standards whereby the Planning Commission may offer bonus density calculations to developments that exhibit exceptional site design in terms of considering the natural and manmade environment. Traffic impacts will also affect density determination. In order to better assess potential traffic problems, the Township should also incorporate into the zoning ordinance standards identifying when and what type of traffic impact studies should be required as part of the development review standards. One of the key triggers for identifying when an impact study should be required is “trip generation.” The trip generation of a proposed development is basically the number of inbound and outbound vehicle trips that are expected to be generated by the development during an average day or during a peak hour. Table 3 lists some of the more common types of developments and the number of trips which could be expected to be generated by development. Following the Table are recommended thresholds for trip generation that help identify when a traffic impact study should be completed. 33 | P a g e �Table 310 Examples of Trip Generation for Common Land Uses Land Use AM Peak hour Size PM Peak Hour IDai liy T rips Residentiat S ingle Fami'ly 70 U1nits 52 6,9 661 S ingle Fami'ly 150 1..mns 111 149 1,4 16, 53 64 115 lllnHs 2:45 llnns 125 llnfiS 29,5 U1nits U1nits U1nits Apartmen1s/C-0ndom · i urnsfliov,, nhouses (ll.!ow Rise: 1-2 floors) A parbnen1s/C-0ndom · i urnsfliov,, n:houses (ll.!ow Ri s.e: 1-2 floorn) Apartmen1s/C-0ndom· i urnsfli011,1 I n houses (Medi urn Rise) A pm1men1s/Condom i urnsfliov,, I n houses (Medi um Rii se) Mbb~e Home Park 842' 113 140 305 137 1,793 45 55 106 130 36 64 1,6 05 7(10, 1,525 680, 19 14!0 Shopp ing Center ,(GFA) 5,2fl0 sqft 5 20 196, Shlop;ping Center ,(GFA) 15,500 sqft 15 59 585 Fas Food Restaurant wl d rive-in 2,600 sqft 104 85 1,224 Fast Food Restaurant wfd rive-in 5,2.00 sqft 2(19 170 2 ,449 6,5 0 sqft 49 57 Gas Sta on with con,..enien ce· store ,(GFA} Banks w/ drive·- in (GFA), 1,300 sqft 99 HS 2,2fl0 sqft 21 45 Banks w/drive-in (GFA), 4 ,400 sqft 42 90 120 f OOlllS 56 n 1,003 250 i oorns 2 ,090, Mbb~e Home Park Gas Station with con,..enien ce stor e ,(GFA} Hotel 936, 1,872' 220 440, 118 150 Genera l Office 22,000 sqft 26 25 2 14 General Office 55,000 sqft 64 63 536, Medica'l!Dootal Office 18,600 sqft 64 647 Medica'l!Dootal Office 37,000 sqft 52 1(13 128 1,288, Hotel Note: GLA = Gross Leasable Area; GFA = Gross Floor Area _________________________ Rates/equations used to calculate the thresholds are from Trip Generation, 10 Transportation Engineers. 10 th Edition, by the Institute of 34 | P a g e �The following thresholds for requiring a traffic impact study are recommended for most cases in Elmwood Township11: • Any proposed site plan or subdivision plan which would be expected to generate over one hundred (100) directional trips during the peak hour of the traffic generator or the peak hour on the adjacent streets, or over seven hundred fifty (750) trips in an average day. A less detailed study (Traffic Impact Assessment) is recommended for projects which could generate 50-99 directional trips during a peak hour or 500-749 trips during an average day. • Any proposed development along a corridor or segment of a corridor currently or projected to experience significant congestion or relatively high accident rates which would be expected to generate over 50 directional trips during the peak hour of the traffic generator or the adjacent streets, or over 500 trips in an average day. • For new phases or changes to a development where a traffic study is more than two years old and roadway conditions have changed significantly (volumes increasing more than two percent annually). • A change in use or expansion at an existing site where traffic is expected to increase by at least 50 directional trips in a peak hour. • Special land uses, conditional land uses, planned developments, and other uses which are required to provide a traffic impact study in the zoning ordinance. Wellhead Protection As mentioned throughout this Plan, access to public drinking water and sanitary sewer facilities in the Township is limited. This fact, combined with the amount of land which has the potential to be developed during the life of this Plan, brings to the forefront the need to include in this Plan protection measures for private and shared water systems. It is the intention of this Plan to encourage shared utility systems for all developments resulting from subdividing, condominium or planned development activity. This is especially true if the overall density of the development exceeds one unit per acre. Even with a shared system, however, the risk of environmental hazard is not eliminated. _____________________ Threshold recommendations found in this section are taken from the publication Evaluating Traffic Impact Studies, 1994, Michigan Department of Transportation, et. al. 12 National (U.S.) Research Council on Groundwater Quality Protection, National Academy Press, Washington, DC, 1986. 11 35 | P a g e �The most significant sources of water supply contamination are landfills, surface impoundment areas, subsurface percolation from septic tanks and cesspools, open dumps, injection wells and underground storage tanks.12 These uses represent both point and nonpoint contamination sources. Point source is the term used to describe contaminants which originate in the immediate area ofthe well or tap. For example, of the above list, surface impoundments and open dumps are good examples of point source polluters. Contaminants from these uses may seep directly down through the soil to the water source. By carefully monitoring land uses at the surface, much of the potential for point source contamination may be abated. Non-point source contamination is much more difficult to control because the cause of the problem may actually be located a considerable distance from the well. This type of contamination is caused by pollutants (e.g., from a leaking underground tank) filtering into an underground aquifer and migrating slowly to off-site well and water sources. Prevention of this type of contamination must involve a collective effort on the part of property owners and local officials from a large geographic area. It is the recommendation of this Plan that all existing and future wells be protected from both point and non-point source contamination to the greatest degree possible. This may be undertaken through a variety of means, including monitoring wells for land uses with a potential for wide area contamination; the incorporation of wellhead protection overlays zones into the local zoning ordinance, and careful permitting of potentially hazardous land uses, especially in areas of shared wells and highly permeable soils. _____________________ National (U.S.) Research Council on Groundwater Quality Protection, National Academy Press, Washington, DC, 1986. 12 36 | P a g e �PLAN RECOMMENDATIONS Five future land use classifications are proposed for Elmwood Township. A description of each land use category is presented below. High Density Residential A total of 1,612 acres or 13.2 percent of the Township is planned for High Density Residential land uses. This land use is intended for single-family residential development on the smaller lots near Lake Leelanau, along M-22, and in the area adjacent to Traverse City, west of Greilickville with the following objectives: • To provide lands in the Township for more urban-type residential lots of less than one acre in size; • To use to public advantage the availability of public sanitary sewer facilities in the planned development of these parcels; • To protect the residential character of areas so designated by excluding incompatible activities such as, but not limited to, commercial and industrial land uses; • To encourage a suitable family environment by permitting appropriate neighborhood facilities such as places of worship, schools, playgrounds, and open spaces; • To permit certain institutions and utilities considered compatible with residential neighborhoods; • To preserve individual privacy and avoid overcrowding by requiring minimum yard setbacks and by regulating the maximum amount of lot coverage permitted; • To provide for access to light and air and for privacy, as far as reasonable, by controlling the spacing and height of buildings; • To protect residential areas from unnecessary traffic to the greatest degree possible; and, • To encourage development within residential areas that is attractive, consistent with family needs, and conducive to an improved environmental quality. Most of the planned High Density Residential land in the Township is already developed according to the recommendations of this plan, however not always with the benefit of public utilities. This is most notably the case along the coast of Lake Leelanau and along M-22, north of Crain Hill Road. The majority of additional, vacant area planned for this type of residential use is located around the city of Traverse City and is served with public sanitary sewer. 37 | P a g e �The intensity of new High-Density Residential development will be dependent upon the availability of central utilities as well as the amount of traffic generated. Given a general density of less than one acre, with potential density of as much as twelve (12) units per acre, single- family residential areas should be located close to a roadway designated as either a principal or minor arterial. Multiple family developments should be directed toward areas where public utilities are available or planned as part of the site design. The boundaries for the High-Density Residential area are intended to serve as a guide and specific limits will be dependent on both natural and manmade features. This is especially true for the properties surrounding the city of Traverse City. As the indicated area infills with development and public utilities expand to meet demand, the boundaries of High Density housing will also expand. As the Planning Commission considers this future expansion, they should also be aware that not all designated areas are suitable for intense development. They should be observant of the environmentally sensitive conditions in some locations and encourage developers to creatively protect these areas as part of the site design. It should be noted that this Plan recognizes the Michigan State Supreme Court holding that manufactured housing units cannot be excluded from districts in which site-built singlefamily homes are permitted, simply because they are factory built. The Court did acknowledge, however, that a Township had the right and responsibility to adopt adequate, reasonable regulations to assure that manufactured units would be compatible with other site-built housing in the vicinity. Therefore, while the Plan honors the holding of the Court regarding placement of manufactured housing in all districts in which single-family homes are allowed, it also recommends that Elmwood Township continue to implement adequate, reasonable zoning ordinance provisions governing manufactured housing to assure, insofar as possible, that such housing will meet standards of compatibility. Medium Density Residential Approximately 2,211 acres of land, representing 18.1 percent of the Township's area, have been planned for Medium Density Residential development. Intended uses within this designation would include: • • single-family detached dwelling units; various public and semi-public uses, as may be desirable. The Medium Density Residential land use classification intended to provide locations for building sites on lots which are greater than one acre. Lands in this classification are currently developing with homesites on individual or platted lots which are between five and ten acres. Although allowed, little additional subdividing is expected in areas designated as Medium Density Residential. The attraction for residents in this area are the large, private parcels with commanding views of the countryside. Public water and sewer facilities should be considered in density calculations. 38 | P a g e �Rural Low Density Elmwood Township has historically been an agricultural community. A look at the plat map today reveals a significant number of large parcels, many of which are currently farmed or have been farmed at one time. As the local economy moves away from farming and young family members seek opportunities away from the land, an increasing number of property owners are considering the possibility of releasing their land to development. As certain areas of the Township move through this transition, large tracts of land will likely be made available for development. In Elmwood Township, these lands may be found throughout the entire length of the Township and from Solon Township line to the west to Cherry Bend Road to the east. Because of the transitional nature of the properties in this area, the desire of residents to retain the rural character and the current lack of public water and sanitary sewer facilities, this future land use classification has been termed Rural Low Density. The terrain, soils and existing land uses vary greatly throughout this classification of land. Large tracts of farmed land are found in the relatively flat Sections of 25, 30, 31, and 36. Wetlands are interspersed with scattered residential lots extending diagonally through Sections 12, 18, and 20. Steep ravines and farmland are the primary characteristics of Sections 6 and 7, and Sections 1 and 12 find the ravines leveling somewhat with more farms and scattered residences on individual lots. Generally, lands in the Rural Low Density category are either farmed or vacant, and wooded and hilly. The growing attraction of northern Lower Michigan, both as home and recreation destination, has been frequently documented. As the Township moves into the next wave of development, it is critical that any transition of lands be conscientiously planned to protect those natural characteristics which first attracted residents and visitors to the region. The Rural Low Density section of this Plan will help identify methods and strategies for the Township to consider when developing regulations for future land uses. It is not the intent of this plan to encourage residents away from agriculture or in any way create difficulty for those who are committed to remain in farming for the foreseeable future. Developments occurring adjacent to those areas where farming activities are expected to continue should incorporate appropriate design measures to minimize the impact of development on land which is being farmed. Although traditional parcel subdividing is often the instinct for property holders, the Township should build incentives into the zoning ordinance which will increase the appeal of the less- traditional clustered and/or mixed-use development. Clustering is a form of residential subdivision that permits housing units to be grouped on sites or lots with dimensions, frontages, and setbacks reduced from conventional sizes, with remaining land dedicated as permanent open space. Clustering permits greater flexibility in residential design and discourages development sprawl while permitting the owner and developer the overall density allowed by the underlying zoning district. A condition of the cluster design approval is that open space may not be further subdivided, and must be 39 | P a g e �designed and intended for the common use of residents of the development. Preservation and/or maintenance provisions for the common areas shall be clearly explained and adopted as part of the project approval. It is recommended that these planned developments should be primarily residential in nature, but some mixing of uses, such as outdoor recreational uses, in Planned Developments (PD) should also be permitted. Recreation areas, sidewalks, neighborhood retail shops, and natural feature enhancements which are built into the plan help meet the needs of a variety of lifestyles as well as helping to create a sense of community for residents living in the developments. Examples of recommended retail uses would include coffee shops, bookstores, and small grocery stores. Personal service uses may also be intermixed in the developments. Uses with a large consumer draw and/or which have a large trip generation rate should be avoided. Non-residential elements should, whenever possible, be designed into the interior of the development. Single-family condominium development can also be anticipated within this district. A condominium is a building or group of buildings in which units are owned individually and the structure and all the unit owners on a proportional, undivided basis own common areas and facilities. Such ownership has long been associated with multiple-family developments. It has recently become more popular for single-family development because the condominium approval process allows developers to circumvent the platting procedure of the Land Division Act (formerly the Subdivision Control Act of 1967, as amended (PA 288 of 1967), thereby reducing the length of time required to have a development approved. In addition, local subdivision control ordinance engineering standards (such as pavement width or composition) can be relaxed because maintenance obligations can be transferred from the local governing body to the condominium association. Large, outdoor recreation facilities may also be considered for properties in the Rural LowDensity classification. Golf courses, riding stables and similar uses enhance the quality life for residents and visitors to the area while helping preserve the open, rural character of the community. Specific permitted development densities will depend on site conditions, availability of public or shared water and sanitary sewer facilities and the development objectives of the landowner. As landowners take increased measures to preserve the Township’s open spaces and rural character and minimize public impacts, greater development densities could be permitted. Thus, a strong incentive will exist to develop land in a responsible manner as it relates to preserving the Township’s current character. Another critical area of concern in this land use classification is the M-72 corridor. The 2013 Township Survey shows that the M-72/Bugai Rd area is an area where some respondents would like to see commercial development. The Planning Commission should study this area to determine the type of development that should be allowed in this area. It is anticipated that this area will provide some sort of form based zoning so that the structures are visually appealing and not steel structures. The Rural Low Density classification encompasses a total of 6,656 acres, or 54.4 percent of the Township’s land area. 40 | P a g e �Greilickville Service Area Commercial, office and industrial development is an important aspect of the livelihood of any community, in terms of offering services to residents, providing a reasonable tax base, and having increased employment opportunities. The Greilickville Service Area in the most southeast corner of the county has evolved into the commercial and retail center of the Township, offering a variety of shopping, non-profits, and service-oriented opportunities for local residents. Lands found in this classification are generally planned for more intense uses and densities than other locations. This is due in part to the availability of public water and sanitary sewer facilities, and the proximity to compatible land uses in the city of Traverse City. Examples of commercial uses recommended for the Greilickville Area include restaurants, professional offices, personal services and convenience grocery stores. Industrial uses should be limited to those which are generally compatible with residential uses or which under the imposition of certain reasonable conditions may be safely and aesthetically located in relatively close proximity to residential uses. Residential use recommendations are similar to those in the High-Density Residential classification, with consideration given to multiple family developments where both pubic water and sanitary sewer is available. Commercial uses should be designed consistent with the recommendations of the New Designs for Growth Development Guidebook. Specifically, the uses in this area should be encouraged to provide shared access, margin access easements, and screen parking and loading areas. Building architecture and signage should be compatible Commercial Development Guidelines with surrounding uses, including residential uses. Future commercial or industrial rezoning requests which are not in conformance with the Plan, must be carefully analyzed in terms of their .. potential effect on the existing SPECIES THAT OCC t,"~, 1N NEARBY WOODS ANO FIELD: commercially zoned and ,,#•.ti---.. • · established properties. The indiscriminate rezoning of properties for commercial use will diminish the integrity of quiet residential neighborhoods as well as hinder the success of existing commercially zoned properties. The result will be a pattern of commercial development which does not adequately serve the local and regional populations. .. \,1,,1.: 41 | P a g e �Timberlee The Timberlee resort area encompasses several acres in Sections 12, 13, 18, and 24. This area has historically been used as a resort area and should be planned for the continued use as such. This area has developed over the years as a mix of residential and commercial uses. Not surprisingly, some ventures in this area have proven successful, while others have not. Currently there are a number of plats, not all developed, and a restaurant operating in the Timberlee area. Although many lands have been platted, not all have been developed. The topography and availability of a central water system should make this area desirable for residential, recreational, and commercial land uses. To take advantage of the extremes in elevation, the area lends itself naturally to both outdoor recreation and residential land uses. Non-residential uses, including restaurants, shops and services geared toward the local market are recommended to support the primary uses. Site design for commercial establishments should follow the recommendations stated in the Greilickville Service Area of this Plan and the and New Designs for Growth Development Guidebook. In addition, non-residential uses should be located toward the center of the development and all future development should be planned with attention to the natural features of the area. Residential densities in Timberlee should vary from very high density (up to twelve units per acre) in areas served with public water and adequate road visibility to at least one unit per 2.5 acres in areas without shared utilities or where the roadways wind and curve to create blind access drives. Because of the unique characteristics and uses, the Planning Commission should develop a sub-area plan for the Timberlee area. 42 | P a g e �Zoning Plan Section 22, (2), (d), of the Michigan Planning Enabling Act (Act 33 of 2008) requires that Master Plans adopted after September 1, 2008 include a Zoning Plan to explain how the future land use categories in this Plan relate to the zoning districts incorporated in the Township’s Zoning Ordinance. The following table relates the more general future land use categories with the zoning districts and discusses the features and factors to be considered in reviewing requests to rezone lands in the Township consistent with this Plan. Future Land Use District Greilickville Service Area High Density Residential Compatible Zoning District General Commercial Light Industrial Neighborhood Commercial Shoreline Commercial Municipal Center Residential 3 Residential 3 Manufactured Home Park Medium Density Residential Residential 2 Rural Low Density Residential 1 Agricultural-Rural Timberlee Rural Resort Residential 1 Residential 3 Evaluation Factors The Greilickville Service Area is intended to provide commercial needs and high density needs for the community. This area generally has public water and sewer available. The High Density Residential district provides for multiple family dwelling and higher densities with smaller lots. Generally, in areas where public water and sewer are available or along waterfront. The Medium Density Residential district allows for single family and two-family dwellings on larger lots. These areas typically do not have public water and sewer. The Rural Low Density areas are where large lot developments or farming occurs. Timberlee area is located near Timberlee Recreation Area and may have public water. There is a mix of single-family dwellings and townhomes. 43 | P a g e �Plan Implementation Resources The Elmwood Township Master Plan is a comprehensive community policy statement. The Plan is comprised of a variety of both graphic and narrative policies intended to function as benchmarks and to provide basic guidelines for making reasonable, realistic community development decisions. The Plan is intended to be used by Township officials, by those making private sector investments, and by all of those Elmwood Township citizens interested in the future development of the Township. The completion of the Plan is but one part of the community planning process. Realization or implementation of the recommendations of the Plan can only be achieved over an extended period of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: • assuring community-wide knowledge, understanding, support, and approval of the Plan; • regulating the use and manner of development of property through up-to-date and reasonable zoning controls, subdivision regulations, and building and housing codes; • providing a program of capital improvements and adequate, economical public services by using available governmental financing techniques to encourage desired land development or redevelopment; and, • developing design guidelines to implement attractive development within the Township. Public Support of the Long-Range Plan Citizen participation and understanding of the general planning process and policies of the Plan are critical to the success of the Township's planning program. A well-organized public relations program is needed to identify and marshal public support. Lack of citizen understanding and support could have serious implications for the eventual implementation of planning proposals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessments, zoning decisions, and development proposals are some of the results of public misunderstanding and rejection of long-range plans. The validity of the Plan, as well as the right of the Planning Commission to review various development proposals to assure their compatibility with the Township's expressed policies, requires that the Plan be officially adopted by the Commission. 44 | P a g e �Land Development Codes Zoning Ordinance Zoning regulations are adopted under the power granted from the State in the Michigan Zoning Enabling Act for the purpose of promoting community health, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the community into districts, for the purpose of establishing density of population and regulating the use of land and buildings, their height and bulk, and the proportion of a lot that may be occupied by them. Regulations in different kinds of districts may be different. However, regulations within the same district must be consistent throughout the community. The intent of zoning is to assure the orderly development of the community. Zoning is also employed as a means of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a comprehensive long-range community plan. Zoning is an effective tool not only for the implementation of the Plan, but also benefits individual property owners. It protects homes and investments against the potential harmful intrusion of business and industry into residential neighborhoods; requires the spacing of buildings far enough apart to assure adequate light and air; prevents the overcrowding of land; facilitates the economical provision of essential public facilities; and aids in conservation of essential natural resources. A stable, knowledgeable Planning Commission is critical to the success of the zoning process. The Commission's responsibilities include long-range plan formulation and the drafting of appropriate, reasonable zoning ordinance regulations designed to implement Plan goals and objectives. Adoption of the zoning ordinance by the legislative body then provides the legal basis for enforcement of zoning ordinance provisions. The ultimate effectiveness of the various ordinance requirements, however, is dependent upon the overall quality of ordinance administration and enforcement. If administrative procedures are lax, or if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. There are a variety of zoning approaches and techniques which may be employed to help assure that Elmwood Township remains an attractive community in which to live and conduct business. These techniques acknowledge the critical role of both Township officials and staff in enforcing the provisions of the local zoning ordinance. Two key tools available to Township officials seeking to assure quality development are special approval use procedures and performance guarantee provisions. 45 | P a g e �Some land uses are of such a nature that permission to locate them in a given district should not be granted outright but should only be approved after assurances that the use will meet certain specified conditions. These types of land uses are called special approval, conditional, or special exception uses. The Township currently uses this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the compatibility of the use within the vicinity in which it is to be located. This technique is based upon discretionary review and approval of special land uses. The site development requirements and standards upon which these decisions are made are specified in the ordinance as required by state law. However, additional reasonable conditions may be attached in conjunction with the approval of a special land use including provisions to conserve natural resources and measures designed to promote the use of land in an environmentally, socially, and economically desirable manner. To ensure compliance with a zoning ordinance and any conditions imposed under the ordinance, a community may require that a performance guarantee, cash deposit, certified check, irrevocable bank letter of credit, or surety bond, acceptable to the Township and covering the estimated cost of improvements on the parcel for which site plan approval is sought, be deposited with the Clerk. This performance guarantee protects the Township by assuring the faithful completion of the improvements. The community must establish procedures under which rebate of cash deposits will be made, in reasonable proportion to the ratio of work completed on the required improvements, as work progresses. Subdivision Regulations When a developer proposes to subdivide land, he or she is, in effect, planning a portion of the Township. To assure that such a development is in harmony with Plan objectives, the subdivision or re-subdivision of residential or nonresidential land must be guided by the Township in accordance with the Land Division Act (formerly the Michigan Subdivision Control Act, Act 288, P.A. 1967, as amended). Several direct benefits accrue from the regulation of subdivisions by a local unit of government. By requiring the developer to install adequate utilities and improved streets, purchasers of the lots are not later burdened with unexpected added expenses. A subdivision without adequate physical improvements is detrimental not only to itself, but it also reduces the opportunity for reasonable development of adjacent parcels. In addition, long-range economy in government can be realized only when adequate improvements are provided by the subdivider. As a part of its review of proposed subdivisions, the Planning Commission focuses on such features as the arrangement and width of streets; the grading and surfacing of streets; the width and depth of lots; the adequate provision of open space; and the location of easements for utility installations. The subdivision review process is one of the methods of implementing the goals and policies of the community's long-range Plan. 46 | P a g e �Capital Improvement Program Elmwood Township created a Capital Improvement Plan in 2017 that will be reviewed and updated annually. The Plan includes anything that is anticipated to cost more than $10,000 and lasts longer than one year. This includes any land acquisitions, new vehicles, new structures, and infrastructure. Few communities are fortunate enough to have available at any given time sufficient revenues to satisfy all demands for new or improved public facilities and services. Consequently, most are faced with the necessity of determining the relative priority of specific projects and establishing a program schedule for their initiation and completion. The orderly programming of public improvements is to be accomplished in conjunction with the long-range Plan for development. In essence, the Capital Improvements Program is simply a schedule for implementing public capital improvements, which acknowledges current and anticipated demands and which recognizes present and potential financial resources available to the community. The Capital Improvements Program is a major planning tool for assuring that they proceed to completion in an efficient manner. The Capital Improvements Program is not intended to encourage the spending of additional public monies but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated projects. Long-range programming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of community need. Second, the program must be developed within the community's financial constraints and must be based upon a sound financial plan. Finally, program flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all proposed improvements and related expenditures. It is essential that, in the process of preparing and developing the program, the Planning Commission be assigned a role in reviewing project proposals to assure conformity with the Elmwood Township Master Plan and to make recommendations regarding priority projects and appropriate methods of financing. Governmental Assistance Many sources of governmental assistance are available to aid local officials and private interests in meeting desired land use objectives or improvement needs. Local government must also be cognizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a common purpose. The participation can range from direct loans to private interests to reduce the capital needed to develop a project, selling publicly controlled land at less than fair market value to lower construction costs, or by issuing bonds to acquire land, construct buildings, or acquire equipment which the Township would sell or lease to private industry. 47 | P a g e �Design Guidelines Elmwood Township is experiencing a transition from an agriculturally based community to a suburban community. The accompanying population growth often occurs with only a limited regard to preservation of environmental and scenic amenities. The Plan can only assure what type of development occurs, not what the quality of the development will be. Design guidelines are a way of helping to ensure the Plan's intent to create attractive development within Elmwood Township. 48 | P a g e �Appendix A-Maps 49 | P a g e �t NORTH CHARTER TOWNSHIP OF ELMWOOD FUTURE LAND USE MAP 1111 GREILICKVILLE SERVICE CENTER MEDIUM DENSITY RESIDENTIAL L_J TIMBER LEE HIGH DENSITY RESIDENTIAL 1111 RURAL LOW DENSITY TRAVERSE CITY - TartTrait Date: 416120 16 50 | P a g e �0 • CHARTER TOWNSHIP OF ELMWOOD 1111 Loamy Sand 1111 Sand Muck 1111 Silty Clay Loam 1111 Sandy Loam [=:J Water Gravelly Sandy Loam [=:J Muck 1111 Silt Loam 1111 Loam 1111 Sand Elmwood Soils N A 51 | P a g e �akeview Hills <ii -1!: "' 0.. QJ Fouch Hoxie OJ ::, CD Lo g ra ch Harrys M 2 t NORTH CHARTER TOWNSHIP OF ELMWOOD Public Water System Date : 4/17/20 17 52 | P a g e �t NORTH CHARTER TOWNSHIP OF ELMWOOD Public Sewer Map Date: 4/17/2017 53 | P a g e �erse 27 CHARTER TOWNSHIP OF ELMWOOD Zoning Districts Manufactured Home PBJi { MHP) - GeneralCommerciel { GC) Rural Resort { RR) - Light Industrial (LI) Residential 2 { R-2) Munici?BI Center (MC) - Shoreline Commercial ( SC) Residential 3 { R-3) Neighbolhood Commercial ( NC ) - - ~ricultural- Rural {A-R) - Residential 1 { R-1 ) - - Travase City ~ Conditional Rezoning Offic ial Zoning Map A September 1, 2017 54 | P a g e �DISTRICT WIDE INITIATIVES 1 ESTABLISH COMMUNITY PUBLIC SPACES ACTIVITY,SUPPORTTHE RRIDOR,ANOCREATEA , CREATELINKSTOAOJACENTPROPERHESTHATPROMOTESPUBLIC ACCESS ANO PEDESTRIAN SAFETY. · INSTALL FISHING PIER ALONG EXISTING ARMOR STONE REVETMENT 2 CEOA R LA KE ESTABLI SHAMIXAND DENSITYOF LAND USES ;·······-._.......... ...1 , OEVEtOPLANOUSESTHATSUPPORTEACHOTHERANDFIT THE \ . .. p ; ( l b~ l l A~ , : IOl ' LA U\ 0 TD ; , : E CHE RRY BEND ROA D 3 2 , DISTRICT PARKING STRATEGIES , DEVHOPSHAREDPARKINGRESOURCES , UTIUZEPEAK·SEASONSHUTTLE/JITNEYSERVtCE , LOCATE PARKING IN REAR OF FUTURE DEVELOPMENT 4 DISTRICT CONNECTIVITY , EN HANCE EXISTING , INCREAS TRAILAL , PROVIDE PROPERTY 5 ENVIRONMENTAL STRICT TO CREATE AN REEKFROMTARTTRAIL TO BAY J'S NATURAL RE.SOURCES AS ELMWOO D TO WNI HI P LEGEND DEVELOPMENT BLOCK EXISTING DEVELOPMENT IT] PARKING GREEN INFRASTRUCTURE DEVELOPMENT OPPORTUNITY EXISTING ROAD PROPOSED ROAD EXISTING TRAIL PROPOSED TRAIL EXISTING WATERWAY PARCEL LINES EB EL MWOOD TOWNS HIP MIC HI GAN F,guie 6 Augult 20, 201 l Greil1ckville Co111merc1al Corridor Sub-Area Master Plan -~~lllllllllij LAND USE PLAN SMITHGROUPJJR 55 | P a g e �Appendix B-Demographics Socioeconomic Profile This chapter examines the characteristics of the Elmwood Township’s population and housing stock, identifies historical patterns, and determines future trends of the Township. The data described in this chapter is benchmarked to county and state. Population Data in Table 4 indicates the decennial population count of Elmwood Township, its surrounding townships, Leelanau County, and the State of Michigan. This data reflects the numeric and percentage change in population of the communities listed below. 56 | P a g e �Population by Jurisdiction Table 4 Place 1970 1980 1990 2000 2010 2015 Projection Elmwood Township 2,240 3,004 3,427 4,264 4,503 4,566 Bingham Township 916 1,546 2,051 2,425 2,497 2,530 Centerville Township 473 709 836 1,095 1,274 1,288 Cleveland Township 393 654 783 1,040 1,031 1,046 Empire Township 547 457 503 707 807 Empire Village 409 340 355 378 375 Glen Arbor Township 571 578 644 788 859 871 Kasson Township 676 952 1,135 1,577 1,609 1,628 Leelanau Township 1,270 1,560 1,694 2,139 2,027 2,052 Leland Township 1,219 1,446 1,642 2,033 2,043 2,068 Solon Township 798 987 1,268 1,542 1,509 Suttons Bay Township 838 1,270 1,589 2,393 2,363 Suttons Bay Village 522 504 561 589 618 Traverse City in Leelanau County n/a n/a 39 149 192 Traverse City 18,048 15,516 15,155 14,532 14,674 Leelanau County Population 10,872 14,007 16,527 21,119 21,708 21,981 8,881,826 9,262,078 9,295,297 9,938,444 9,883,640 9,922,576 Michigan Population 57 | P a g e �Percent Population Change by Jurisdiction Table 5 1970-1980 1980-1990 1990-2000 Percen Number t Change Change 837 24.4% 374 18.2% 259 31.0% 257 32.8% Number Change 764 630 236 261 Percent Change 34.1% 68.8% 49.9% 66.4% Number Change 423 505 127 129 Percent Change 14.1% 32.7% 17.9% 19.7% Empire Township -90 -16.5% 46 10.1% 204 Empire Village Glen Arbor Township Kasson Township Leelanau Township Leland Township -69 7 276 290 227 -16.9% 1.2% 40.8% 22.8% 18.6% 15 66 183 134 196 4.4% 11.4% 19.2% 8.6% 13.6% Solon Township 189 23.7% 281 Suttons Bay Township 432 51.6% Suttons Bay Village Traverse City in Leelanau County -18 Elmwood Township Bingham Township Centerville Township Cleveland Township Traverse City Leelanau County Population Michigan Population 2000-2010 2010-2015 Number Change 239 72 179 -9 Percent Change 5.6% 3.0% 16.3% -0.9% Number Change 63 33 14 15 40.6% 100 14.1% Not Avail 23 144 442 445 391 6.5% 22.4% 38.9% 26.3% 23.8% -3 71 32 -112 10 -0.8% 9.0% 2.0% -5.2% 0.5% Not Avail 12 19 25 25 28.5% 274 21.6% -33 -2.1% Not Avail 319 25.1% 804 50.6% -30 -1.3% Not Avail -3.4% 57 11.3% 28 29 4.9% Not Avail n/a n/a n/a n/a 110 5.0% 282.1 % 43 28.9% Not Avail -2,532 -14.0% -361 -2.3% -623 -4.1% 142 1.0% Not Avail Percent Change 1.4% 1.3% 1.1% 1.5% Not Avail Not Avail 1.4% 1.2% 1.2% 1.2% Not Avail Not Avail Not Avail Not Avail Not Avail 3,135 380,252 28.8% 4.3% 2520 33219 18.0% 0.4% 4592 643147 27.8% 6.9% 589 54804 2.8% -0.6% 273 38,936 1.3% 0.4% Source: 1970, 1980, 1990, 2000, & 2010 Census, Estimate from US Census Bureau, Population Division; Annual Estimates of the Resident Population 58 | P a g e �Over the last 40 years, all of the townships in Leelanau County, with the exception of Empire Township, experienced significant increases in population until the 2000-2010 decade when the increase in population slowed greatly and even declined in some Townships. Between 1990 and 2000, Townships were experiencing 20-30% growth. During 2000 to 2010 growth was 5% with the State seeing a decrease in population. This is the result of the 2007-2008 financial crisis which greatly impacted development nationally. The largest increases in population occurred within Townships that are connected to Traverse City by M-22 and M-72. The close proximity of Bingham Township, Elmwood Township, and Suttons Bay Township to Traverse City has likely influenced this population growth. Elmwood Township, which is directly north of Traverse City, has the largest number of residents of any township in the County, followed by Bingham Township, Suttons Bay Township, Leelanau Township, and Leland Township. Leelanau County Population 25,000 20,000 15,000 10,000 5,000 0 1970 1980 1990 2000 2010 2015 Projection 59 | P a g e �Michigan Population 10,200,000 10,000,000 9,800,000 9,600,000 9,400,000 9,200,000 9,000,000 8,800,000 8,600,000 8,400,000 8,200,000 / / / / ~ 1970 1980 1990 2000 2010 2015 Projection The County’s population doubled between 1970 and 2010 with a total population of 21,981 in 2010. The State’s population only increased by 11% over the same period. The County has seen a larger population growth than the State in every decade except the 1980s when the population change was 18% for the County and 40% for the State. Elmwood Township Population by Age Group 1,600 - 1,400 0-4 1,200 5-19 1,000 20-44 800 600 45-64 400 .......... 65-74 200 ........ 75+ 0 1980 1990 2000 2010 60 | P a g e �Age-life Cycle The previous graph describes the age distribution of Township residents. For the purpose of analysis, age levels are categorized according to life-cycle stages. In this analysis, six lifecycles are defined: • • • • • • Preschool (Less than 5 years) School (5 to 19 years) Family Formation (20 to 44 years) Empty Nest (45 to 64 years) Senior (65 to 74 years) Elderly (75 years or more) According to the 2010 Census, the largest age group in Elmwood Township is the empty nesters (45-65 years old) followed by the family formation (20-44 years old) age group. The empty nester represents 33% of the population, while family formation represents 23% of the population and is decreasing over the years. In 2000, the family formation age group was 31% of the population. All age groups over 45, have increased dramatically since 2000 with the younger age groups decreasing. In general, the patterns of the age-life cycle in Elmwood Township is consistent with the State and National trends. People are living longer and the baby boomers, the largest demographic cohort in recent years, are getting older. Currently, Elmwood Township has the greatest percentage of individuals over 70 in the State for its population. Elmwood Township is located close to medical facilities and Traverse City, offering great location for the older population in retire. 61 | P a g e �Housing Housing Characteristics Elmwood Township 1990 2000 2010 Total Housing Units 1518 1914 2205 Total Occupied Housing Units Owner Occupied Renter Occupied 1288 1046 242 1697 1484 213 1902 1591 311 230 10 12 217 14 9 303 32 66 182 26 163 31 161 44 Vacant Housing For rent For Sale For seasonal, recreational, or occasional use Other vacant Source: 1990, 2000, & 2010 Census Between 1990 and 2010, the number of housing units in Elmwood Township has increased by 45% or 687 housing units, with the 1990s seeing a larger increase than 2000s. Of the total housing units, over 85% are occupied. Vacant housing makes up about 15% of the housing units. These numbers are consistent with the State of Michigan housing characteristics. In 2010, there were 4,532,233 housing units in Michigan. Of those, 3,872,508, or 85% were occupied and 659,725, or 15% were vacant. A differing characteristic between Elmwood Township and the State is the owner-occupied units. In 2010, 84% of the housing units in Elmwood Township were owner occupied while only 72% of the housing units in the State were owner-occupied. 62 | P a g e �Appendix C- Other Documents In addition to documents previously mentioned throughout this plan, the following documents, as amended from time to time, are incorporate by reference. July 2016 M-22/Greilickville Commercial Corridor Traffic Study 2013 Greilickville Sub Area Master Plan Community Park, Recreation, Open Space, & Greenways Plan 2013 Community Perception Survey Waterfront District Master Plan 63 | P a g e � 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 Elmwood-Twp_Master-Plan_2018 Creator An entity primarily responsible for making the resource Planning Commission, Elmwood Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2018-03-20 Title A name given to the resource Elmwood Township Master Plan Description An account of the resource The Elmwood Township Master Plan was prepared by the Planning Commission and was adopted on March 18, 2018. Subject The topic of the resource Master plan reports Elmwood Township (Mich.) Leelanau 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/b0b9ee12ff387cde2d31c329c4d0ee69.pdf 982efd6a57d5401194a22b17957831d6 PDF Text Text l I_ CITY OF EATON RAPIDS, MICHIGAN I l COMPREHENSIVE DEVELOPMENT PLAN 1990 - 2010 : : \ ~--=1-..,,.,-c.o ~ 8~1~residern01 c~~~pids �COMPREHENSIVE DEVELOPMENT PLAN CITY OF EATON RAPIDS, MICHIGAN ADOPTED BY EATON RAPIDS PLANNING COMMISSION DECEMBER 4, 1989 GOVE ASSOCIATES INC. 1601 Portage Street Kalamazoo, Michigan 49001 �EATON RAPIDS PLANNING PARTICIPANTS Planning Commission Gary Wichman, Chairman John Schultz, Vice-Chairman Pat Hastay Valorie Kunkel Clifford Dye John Dzwiatowski Wayne Miller Gerald Kopack William Vette Alys Hoover, Secretary City Council Larry Holley, Mayor Jo Hoffman Bruce U'ren Jean Kline Claudia Brown City Administration Marietta White Neal Hart Howard Hillard Michael Seeley Richard Freer June James Robert Zona David Boes Richard Monroe Clerk/Treasurer Building Inspector/Assessor Public Works Superintendent Police Chief Fire Chief Librarian Ass't. Public Works Superintendent Wastewater Plant Superintendent Development Director �TABLE OF CONTENTS PART I EXISTII-li DEVELOPMENT SECTION I - INTRODUCTION------------------------------ 1 SECTION II - DESCRIPTION OF PLANNI~ AREA I • Location------------------------------------------ 3 SECTION III - POPULATION Introduction-------------------------------------Age/Sex Characteristics--------------------------Household/Family Composition---------------------Education/Occupation -----------------------------Population Projections---------------------------Synopsis ------------------------------------------ 5 7 11 14 16 19 SECTION IV - HOUSING Housing Characteristics--------------------------Synopsis------------------------------------------ 20 28 SECTION V - ECONOMY Introduction-------------------------------------Regional Economy---------------------------------Local Economy------------------------------------State Equalized Valuation------------------------Synopsis------------------------------------------ 30 30 37 49 53 SECTION VI - EXISTI~ LAND USE AND NATURAL RESOURCES Introduction-------------------------------------Natural Resources--------------------------------Land use Classifications-------------------------Analysis of Land Use Patterns--------------------Residential--------------------------------------Commercial---------------------------------------Synopsis------------------------------------------ 54 54 60 62 65 67 71 �SECTION VII - STREETS AND ROADS ANALYSIS Existing Conditions------------------------------Road Classifications-----------------------------Daily Traffic Volumes----------------------------Sidewalks, Curb and Gutter-----------------------Alternative Transportation Methods---------------Problem Areas------------------------------------Synopsis------------------------------------------ 73 73 75 75 78 78 81 SECTION VIII - COMMUNITY FACILITIES/SERVICES Municipal Administration-------------------------Public Safety------------------------------------Parks and Recreation Areas-----------------------Schools ------------------------------------------Library------------------------------------------Social Services----------------------------------Medical Services---------------------------------Solid Waste Disposal-----------------------------Cemetery -----------------------------------------Sewer/Water/Storm Sewer and Public Utilities-----Energy Conservation------------------------------Synopsis ------------------------------------------ 85 85 87 88 90 90 90 91 91 91 92 92 '/ �TABLE OF CONTENTS PART II FUTURE DEVELOPMENT PLAN I • SECTION I - INTRODUCTION------------------------------ 94 SECTION II - OVERALL LAND USE------------------------- 95 Incremental Development Patterns------------------ 98 SECTION III - RESIDENTIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Residential Development----- 106 106 108 109 111 SECTION IV - COMMERCIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Commerical Development-----SECTION V - 113 113 114 115 119 INDUSTRIAL DEVELOPMENT Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Industrial Development------ 122 122 123 123 125 SECTION VI - SENSE OF COMMUNITY Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Sense of Community---------- 126 127 127 128 129 �SECTION VII - PARKS AND RECREATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Parks and Recreation-------- 130 131 131 132 133 SECTION VIII - TRANSPORTATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Transportation-------------- 134 135 138 139 140 SECTION IX - PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Public Facilities, Schools and Services--------------------------------- 141 142 145 146 147 SECTION X - COMMUNITY HEALTH AND SAFETY Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Community Health and Safety - 149 150 150 151 153 SECTION XI - NATURAL RESOURCES, ENERGY CONSERVATION Goal---------------------------------------------Land Use-----------------------------------------Qualitative Description--------------------------Implementation-----------------------------------Financing Program for Natural Resources, Energy Conservation--------------------------------- 155 157 157 157 158 IMPLEMENTATION Development Priorities---------------------------Implementation Schedule--------------------------- 159 162 CONCLUSION-------------------------------------------- 165 �LIST OF TABLES PART I TABLE 1 2 3 4 5 6 i - 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 EATON RAPIDS AGE/SEX CHARACTERISTICS----------EATON RAPIDS AND HAMLIN TOWNSHIPS AGE/SEX COMPOSITION-----------------------------------CITY OF EATON RAPIDS, EATON RAPIDS AND HAMLIN TOWNSHIPS AGE/SEX COMPOSITION-----------------YEARS OF SCHOOL COMPLETED 18 YEARS OLD AND OVER - 1980 -----------------------------------EMPLOYMENT BY OCCUPATION - 1980 - PERSONS 16 YEARS AND OLDER-------------------------------POPULATION PROJECTIONS------------------------PLANNING AREA HOUSING UNITS-------------------HOUSING BUILT PRIOR TO 1940 (1987) ------------MEDIAN OWNER-OCCUPIED HOUSING VALUE-----------MEDIAN CONTRACT RENTS-------------------------UNITS LACKING SOME OR ALL PLUMBING: 1970, 1980 EATON RAPIDS HOUSING QUALITY------------------EMPLOYMENT PROFILE BY INDUSTRY - TRI-COUNTY REGION----------------------------------------PER CAPITA AND HOUSEHOLD INCOME - TRI-COUNTY REGION----------------------------------------VALUE ADDED BY MANUFACTURING------------------CAPITAL EXPENDITURES IN MANUFACTURING FOR LANSING MSA AND EATON COUNTY------------------RETAIL SALES----------------------------------PERSONAL INCOME - 1979-1984 -------------------EMPLOYMENT BY INDUSTRY - 1980 -----------------TRI-COUNTY PROJECTED POPULATION, INCOME AND EMPLOYMENT------------------------------------MEDIAN FAMILY INCOMES - 1970-1980 -------------MEDIAN FAMILY INCOMES - COMPARABLE CITIES-----RETAIL ESTABLISHMENTS AND SALES - CITY OF EATON RAPIDS - 1963 - 1982 --------------------VOLUME OF SALES - STATEWIDE RANKING FOR PLACES OF 2,500 OR MORE------------------------------EATON RAPIDS REAL PROPERTY - STATE EQUALIZED VALUES----------------------------------------TAX LEVY - CITIES OF COMPARABLE SIZE 1978/1987 CITY TAX LEVIES - 1978/1987--------------------SOILS IN EATON RAPIDS AND THEIR LIMITATIONS---EXISTING LAND USE 1967, 1987 ------------------VEHICULAR TRAFFIC ON MAJOR STREETS------------PARK AND RECREATION AREAS---------------------EDUCATIONAL FACILITIES------------------------- 8 10 12 14 15 19 22 24 25 25 26 28 32 33 34 35 35 36 39 40 41 42 47 48 50 52 51 55 63 77 87 88 PART II 33 34 35 FUTURE LAND USE ALLOCATIONS-------------------SCHEDULED PHASES OF DEVELOPMENT---------------IMPLEMENTATION SCHEDULE------------------------ 97 160 163 �LIST OF MAPS PART I MAP LOCATION, CITY OF EATON RAPIDS------------------STRUCTURAL QUALITY SURVEY - 1967 ----------------STRUCTURAL QUALITY SURVEY - 1987 ----------------RETAIL MARKET AREA - EATON RAPIDS---------------EATON RAPIDS POSTAL ZIP CODE AREA---------------100 YEAR FLOOD AREA, CITY OF EATON RAPIDS-------EXISTING LAND USE-------------------------------RESIDENTIAL NEIGHBORHOODS - CITY OF EATON RAPIDS STREET CLASSIFICATIONS--------------------------TRAFFIC COUNTS (YEAR) ---------------------------EXISTING CURB AND GUTTER------------------------EXISTING SIDEWALKS------------------------------DOWNTOWN PUBLIC PARKING LOTS--------------------IMPROVEMENTS NEEDED - LOCAL/MAJOR STREETS-------COMMUNITY FACILITIES----------------------------EATON RAPIDS PUBLIC SCHOOL DISTRICT-------------- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 23 29 44 45 57 64 66 74 76 79 80 82 83 86 89 PART I I MAP 17 FUTURE LAND USE PLAN - CITY OF EATON RAPIDS 20-YEAR INCREMENT-------------------------------- 105 17a 17b 17c 5-YEAR INCREMENT-------------------------------10-YEAR INCREMENT-------------------------------15-YEAR INCREMENT-------------------------------- 102 103 104 18 19 FUTURE STREET PLAN------------------------------DEVELOPMENT PRIORITIES--------------------------- 137 161 LIST OF FIGURES PART I FIGURE 1 2 POPULATION GROWTH, EATON RAPIDS AND VICINITY---POPULATION PROPORTIONS OF PARENT AREAS EATON RAPIDS AND VICINITY----------------------- 6 7 �APPENDICES ' . l APPENDIX A - Procedure for Land Use Survey-------- 166 APPENDIX B - Community Opinion Survey City of Eaton Rapids----------------Eaton Rapids Township---------------Hamlin Township---------------------- 168 176 184 APPENDIX C - Survey Results----------------------- 192 �.-....:.; \ : :I . ',_. PART I EXISTING DEVELOPMENT · 1 \ ' -- i I . �' .• J I • i i1 •' i i ..... SECTION I INTRODUCTION �INTRODUCTION i • 1 : ,,,.--...... :~ I • 1 ·: This Comprehensive Development Plan for the City of Eaton Rapids, Michigan, is an update of the City's original plan which was adopted in 1969. While many of the City's physical characteristics remain much the same today as they did in 1969, and the number of people living in Eaton Rapids has not increased to any noticeable extent, change has nonetheless occurred, and will continue to occur. Much of that change is manifested in ways of doing business, new technologies and changing social values. New retail marketing techniques that focus on specialty items, increased reliance on telecommunications technology, home videos, increased popularity of jogging and walking and increased use of the automobile are examples of the changes that have occurred since 1969 that impact upon the needs and character is tics of the City. To effectively keep pace with, and accommodate, these changes, the City needs to consistently review and change, as necessary, its physical, social and economic structure. At the same time, it is important to recognize the cultural and architectural heritage of the City and retain that heritage in future development. This will ensure a community that is both vibrant and culturally attractive. Hence, the reason for updating the original plan. To continue to meet the needs of its residents and to remain competitive as an attractive and accommodating place to live and to conduct business, Eaton Rapids must consistently be looking to, and preparing for, the future while at the same time retaining those elements of the community that make it unique and distinctive. This Plan is the primary means of facilitating these responsibilities. The following describes the that this text addresses: elements of community planning What is Community Planning? i . Community planning is planning by municipal government. It is concerned with the solving of existing physical, social and economic problems in the community. It also guides future community growth and development. Community planning operates under the general objectives established by State legislation. It is also controlled by the voters of the community through their elected officials. In putting into effect the recommendations of the Planning Commission, the governing body has the final authority. The Planning Commission only recommends, but does so on the basis of facts and their analyses. The governing body has the authority to act on land acquisition, bond issues, and the effectuation of the public works program recommended by the Planning Commission. It also has final authority on zoning and other legislation to regulate land uses and population densities. This is the legal and administrative framework of community planning. -1- �I l I I What Can Community Planning Accomplish? The most important function of community planning is to coordinate the various physical elements that make up the community. Its aim is to achieve optimum compatibility and efficiency between these elements. Community planning can prevent duplication of effort among the various departments of government and avoid competition for land and funds. Even more importantly, community planning can influence the stabilization, conservation and improvement of private property and natural resources. In general, it aids in furthering the welfare of the people. What is the Comprehensive Development Plan? The Comprehensive Development Plan is a product of the planning process. Through text, maps and other graphic aids, it explains the philosophy and desires of a community towards the future. Each community must be viewed as a unique area because of the variety of factors that influence its growth. The Comprehensive Development Plan seeks to express an ideal, yet achieveable community in terms of existing conditions, growth potential and accepted planning concepts and standards. At the same time, the Plan is flexible enough so that changing future conditions in such areas as technology and demands for services can be met by the community. To be most effective, the Comprehensive Development Plan must obtain the joint participation of citizens and public officials in the orderly development of the community. This Plan differs from the City's original comprehensive plan in two major areas. It includes a community attitude survey that identifies residents' concerns and ideas regarding physical, economic and administrative elements associated with Eaton Rapids. It also incorporates data and analysis of the two surrounding townships - Eaton Rapids and Hamlin - in the realization that the activities and programs that occur in Eaton Rapids impact the surrounding areas and vice-versa. In essence, this Plan is of areawide scope and is designed to address future development on an areawide basis. -2- i ; �- i ,r· l I ' • . SECTION II DESCRIPTION OF PLANNING AREA �DESCRIPTION OF PLANNING AREA Location The City of Eaton Rapids is located geographically within the townships of Hamlin and Eaton Rapids in Eaton County, Michigan. Eaton County is part of the Lansing Metropolitan Statistical Area as defined by the U.S. Census Bureau, along with Ionia County, Clinton County and Ingham County. It is a rural county which has historically been primarily agricultural in nature. Located approximately 70 miles from the Ohio border, 65 miles from the Detroit Metropolitan Area, 30 miles from Jackson and 40 miles from Battle Creek, the City is within a two hour drive of the majority of the state I s population. Map 1 depicts the general location of the City within the Lansing Metropolitan Statistical Area as well as the Great Lakes region . . I. -3- �• ,-· \ } i I \ '\ \ I '\ ' EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN 'MAP 1 TRI-COUNTY REGION CITY OF EATON RAPIDS Gove Associates Inc • . -4- I �·•· I• ' ' ; ) ' 'A 1: '.. • .. ' I ' r· I I '. ) ' SECTION Ill POPULATION �POPULATION Introduction People are a community's most valuable asset. They are the factor which allows the community to function as a complete unit. All other aspects of the community (i.e., government, structures and thoroughfares) would cease to exist without that one important element - people. Characteristics of the City's population determine the quality of life available within the City. Local residents through individual and collective efforts form the 'built' environment (as distinguished from the natural environment). This environment, consisting of industry, commerce, housing, public places, streets and highways, is in turn intended to serve those who live in and visit the City. The built environment and the local economy are dependent upon the attitudes and backgrounds of local residents. Such factors as age, sex, education, income, life experiences and, most importantly, attitude determine the type and quality of lifestyle prevalent within the City. These factors are consequently reviewed in detail below. Most of the data listed and analyzed in this Plan is from the 1980 Census of Population and Housing and, where possible, is updated to current conditions using 1987 information. It is assumed througout the Plan that conditions have not dramatically changed since the 1980 Census enough to substantially alter any interpretation of that census data. In those instances where past trends allow for a calculated update of information, estimated figures will be used to arrive at an analysis of current conditions. The population growth trends for the 1950-1980 period for Michigan, the Lansing Standard Metropolitan Statistical Area (Eaton, Clinton, Ingham and Ionia counties), Eaton County, Charlotte, and Eaton Rapids are presented in Figure 1. The Lansing SMSA is located within the lower quarter of the State of Michigan. It is centrally located in the midst of the area bounded by Bay City-Saginaw, Grand Rapids, Kalamazoo, Battle Creek and Detroit. In 1980, it had a total population of 471,565 inhabitants representing an 11.1 percent increase over 1970. The Lansing SMSA is a relatively homogeneous unit. Population growth within the entire Lansing SMSA has occurred at a faster rate than within the City of Eaton Rapids, as noted on Figure 2. From the Figure, it can be seen that the City of Eaton Rapids has maintained relatively the same share of the total Lansing SMSA population since 1950. The percentage has fallen only slightly during the period studied, from 1.2 percent in 1950 to 1.0 percent in 1980. While Eaton Rapid's population increased 28.5 percent -5- �•• between 1950 and 1980, the City declined as a proportion of Eaton County's total population, falling from 8.8 percent to 5 .1 percent because of population growth in the county's townships. The City contained 3,509 inhabitants in 1950 and grew to 4,510 persons in 1980. The Community's population growth rate closely parallels that of Charlotte, the Lansing SMSA and the State (see Figure 1). FIGURE 1 POPULATION GROWTH EATON RAPIDS AND VICINITY - 1950-1980 Thousands 10,000 ~- Michigan 5,000 p 1,000 0 p 500 Lansing SMSA u L 100 A ------ T 50 Eaton County I 0 ------ - ~ 10 N ~ Charlotte 5 ~ - EATON RAPIDS 0 1950 SOURCE: U.S. Bureau of the Census -6- 1960 1970 1980 �FIGURE 2 POPULATION PROPORTIONS OF PARENT AREAS EATON RAPIDS AND VICINITY - 1950-1980 25 Michigan as% of the East North Central Region 20 Eaton County as a % of Lansing SMSA 15 :_ , / ---- 10 (" Eaton Rapids as a % of Eaton County - r---_ 5 :~ Lansing SMSA as % of Michigan Eaton Rapids as a % of Lansing SMSA 0 1950 SOURCE: -- 1960 1970 1980 U.S. Bureau of Census Age/Sex Composition Age and sex composition of the City's population is an important factor to consider in establishing the policies and programs that will best serve local residents. Needs and lifestyles differ among various age groups. Certain economic factors, i.e. types of retail goods stocked and sold, are dependent upon the proportion of men and women living in the area. There are several identifiable stages or cycles that individuals go through during the span of a lifetime. These stages each bring different predominant needs which in turn affect other elements of life in the City, especially retail trade and public services. The table on the following page depicts the 1970 and 1980 age and sex composition of the City's population. -7- �TABLE 1 E1\TON RAPIDS AGE/SEX CCMPOOITIOO e I f Total (%) 1970* FanaleC%) Male (%) Total (%) 1980** Fanale (%) Change in Total Age Group 1970-80 ( %} Number (%) Male Pre-School I 5 and Under 593 (11.9) 276 (10.7) 317 (13.3) 413 (9.2) 207 (8.8) 206 (9.6 (-30.3) -180 Elarentary 6-13 904 (18.2) 476 (18.4) 428 (18.0~ 678 (15.0) 315 (13. 4) 363 c16 • 9 >I <-25 • o > -226 Secondary 14-18 489 (9.9) 259 (10.0) 230 c9. 7 >I 430 (9.5) 210 (8.9) 220 <10 • 2 >I c-12 .1 > -59 College 19-24 427 (8.6) 220 (8.5) 207 (8. 7)1 416 (9.2) 219 (9.3) 197 <9. 2 >I (-2.6) -11 Young Family 25-34 599 (12.1) 307 (11.9) 292 (12.3)1 707 (15. 7) 362 (15.3) 345 Cl6 • o >I c+10. o > +108 Established Family I 35-54 11,025 ( 20 .6) 521 ( 20 .1) 504 (21.2)1 915 (20.3) 476 (20.2) 439 ( 20 • 4 ~ (-10 • 7 ) -110 Mature Family 155-641 409 (8.2) 229 (8.8) 180 c7 .6 >I 379 (8.4) 211 (8.9) 168 (7.8~ (-7.3) -30 Retired 165+ I 523 (10.5) 300 (11.6) 223 (9.4) 572 (12.7) 359 (15.2) 213 (9.9) (+9.4) +49 Total(%) I I 4,969 c100.o> 2,500 c100.o> 2,301 c100.o> 4,510 (100.0) 2,359 (100.0) 2,151 (100.0) (-9.2) -459 Median Age 29.0 *Consists of Census Tract 213, City of Eaton Rapids • .Actual 1970 population for Eaton Rapids was 4,494. **In 1980, Census Tract 213 was expanded to include portions of Eaton Rapids Township, which \\Bre in Tract 212 in 1970. SOURCE: 1970, 1980 U.S. Census of Population -STF3A ) -) -j �Table 1 indicates that the number of residents in the 25-34 year age group and retirees ( over 65) actually increased. These figures imply that, at least for the near future, community land uses and services that are oriented toward these age groups might be increased in number and scope. The increase in the young families age group also reflect the potential for an increase in the number of children living in the City during the next 5 to 10 years. I - Although municipal boundaries define the characteristics of the residents of a community, they do not circumscribe the number and characteristics of those that work, shop and play in that community. The volume of business and type and quality of retail merchandise sold in downtown Eaton Rapids, the type of labor force employed in the City and the public services and facilities (particularly park and recreation) in Eaton Rapids are also dependent upon the general characteristics of the population living in the immediate vicinity, outside the City's corporate limits. Consequently, the size and characteristics of this population group is also an important factor in planning for Eaton Rapids. That is, the City and its surrounding environs interact with, and impact upon, each other. Therefore the two townships (Eaton Rapids and Hamlin) adjacent to the City are included in the analysis of the population, housing, employment and physical characteristics of the general area. Table 2 describes the age and sex composition of the two primary townships ( Eaton Rapids and Hamlin) within the City's commercial market area which provide employees and customers for businesses within the City and users of public services and facilities within the City. ' - Table 2 shows that the population of the area surrounding the City (i.e. Eaton Rapids and Hamlin townships) grew by almost 70 percent between 1970 and 1980 ( at the same time Eaton County's population increased by 28. 2%). New construction permits issued for these townships since 1980 indicate that they are continuing to grow much faster than the City. Between 1980 and 1987, 275 permits for new residential construction were issued in Eaton Rapids and Hamlin townships, resulting in a total residential growth rate of 99.3 percent for these two townships combined. The greatest population increase in Eaton Rapids Township and Hamlin Township between 1970 and 1980 was in the 35-54 year age group. This age group comprised the largest portion of the total population in 1970 and 1980. It is interesting to note that two age groups gained population in the City between 1970 and 1980 - the 25-34 age group and 65 and older age group. Although those over 65 increased by almost 60 percent in the surrounding townships they were the fifth -9- �TABLE 2 EATON RAPIDS AND HAMLIN ~SHIPS AGE/SEX Ca-1POOITION 1970 l>,qe Pre-School 1 I-' ? I 5 and Under I Falla-re- (%) Male Total (%) 1980 Female (%) Male Total (%) 367 (12.4) 180 (12.2) 187 <12.5> I 445 (8.9) 225 (9.1) 220 (%) (%) Change in Total Age Group 1970-1980 (%) Number C8. 7> I 21.3 +78 Elerrentary 6-13 428 (14.4) 200 (13.6) 228 (15.2) 812 (16. 2) 400 (16 .1) 412 (16. 2) 89.7 +394 Secondary 14-18 341 (11.5) 158 (10.7) 183 (12. 2) 539 (10.7) 246 C9. 9) 293 (11.5) 58.1 +198 College 19-24 208 (7.0) 111 (7.5) 97 (6.5) 393 (7.8) 193 (7.8) 200 (7.9) 88.9 +185 Young Family 25-34 456 (15.4) 244 (16 .6) 212 (14. 2) 812 (16.2) 418 (16. 9) 394 (15.5) 78.1 +356 Established Family 35-54 685 (23.1) 333 (22.6) 352 (23.5) 1,274 ( 25. 4) 622 (25.1) 652 (25.6) 86.0 +589 228 (7.7) 100 (6.8) 128 (8.6) 347 (6.9) 178 (7.2) 169 C6. 7> I 52.2 +119 255 ( 8. 6) 145 ( 9. 9) 110 (7.3) 396 (7.9) 196 (7.9) 200 (7.9) I 59.2 +141 Mature Family 155-64 Retired 65+ I 2,968 (100.0) 1,471 (100.0) 1,497 (100.0) Total(%) Median Age ~) I I 69.1 2,050 5,010 c100.o> 2,478 c100.o> 2,540 c100.o> 29.3 ;)) .) - -- .l -·-- -- ! �..... t •• fastest growing age group and increased at a lower growth rate than the County's population in general. The fastest growing age group in the two townships is the 6-13 age group, followed closely by 19-24 year olds and those in the 35-54 year old category. The median age of residents in the surrounding townships was 29. 3 years in 1980, compared to similar 29.0 years in the City. These were slightly higher than in the County, where the median age in 1980 was 28. 3 years. Table 3 depicts the age/sex composition of the entire planning area. Overall, the City and Townships experienced a 20 percent increase (almost 1,600) between 1970 and 1980. The largest numerical increase was in the 35-54 year age group (established family) while the highest rate of growth occurred in the 25 to 34 year age group (44%). The only age group that lost population was the pre-school (5 and younger) group. This followed the national trend of a declining birth rate. Household/Family Composition The composition of those individuals in families, single person households or group (two or more unrelated individuals) living quarters define the socio-economic character of the City and its surrounding area. The number and type of housing units and the effective buying power and purchasing habits of local residents are a function of the type and number of households. Households, then, should be considered the primary unit for evaluating and projecting housing, retail sales and community facilities. In Eaton Rapids, there were 1,568 households in 1970 while at the same time Hamlin and Eaton Rapids townships contained 905 households. By 1980, the City's households increased by 2. 6 percent to 1,608. The number of households in the townships increased to 1,544 (70.6% over 1970), compared to a 69.4 percent rate of increase in the population over that period of time. In effect, the City experienced a disbursement of household members and an increase in smaller households resulting in a gain of housing uni ts and an average decrease in the number of persons living in each household, while in the surrounding townships the growth in households increased at a slightly faster rate than the growth in population. This is verified by the fact that the median number of persons per household within the townships decreased from 3. 55 to 3. 22 (0.33 persons) between 1970 and 1980, while in the City the median household decreased from 3.17 persons per household to 2. 7 9 per sons per household ( O. 3 8 per sons) during the same period. If existing trends continue, the need for additional housing will continue to exist even as population within the City declines. Population projections, however, indicate that the City's population will increase over the next 20 years. -11- �■ TABLE 3 CITY OF FATON RAPIDS, FATON RAPIDS AND HAMLIN ~SHIPS NJF./SEX CCMPOOITION 1970 Total p,qe Pre-School I I-' tv I 5 and I Older Falla-re- (%) Male Total (%) (%) 1980 Fanale (%) Male (%) 960 (12.1) 456 (11.2) 504 (13.0) 858 (9.0) 432 (8.9) 426 (9.1) (-10.6) -102 Elem:ntary 6-13 1,332 (16.8) 676 (16.7) 656 (16. 9) 1,490 (15.6) 715 (14.8) 775 (16.5) (ll.9) 158 Secondary 14-18 830 (10. 5) 417 (10.3) 413 (10.6) 969 (10.2) 456 (9.4) 513 (10.9) (16.7) 139 college 19-24 635 (8.0) 331 (8.1) 304 (7.8) 809 (8.5) 412 (8.5) 397 (8.5) (27.4) 174 Young Family 25-34 1,055 (13.3) 551 (13.6) 504 (13.0) 1,519 (15. 9) 780 (16.1) 739 (15.8) (44.0) 464 Established Family I 35-54 I 1, 110 (21.5) 854 (21.0) 856 c22.1> I 2,109 <23.2> I (28.0) 479 Mature Family 155-64 637 (8.0) 329 (8.1) 308 (7.9) Retired 65+ 778 (9.8) 445 (11.0) 333 (8.6) Total (%) SOURCE: ) C--J I (I) Change in Total Age Group 1970-1980 (%) Nunber I 7,937 (100.0) 4,059 (100.0) 3,878 (100.0) I (23.0) 1,098 (22.7) 1,091 389 (8.1) 337 (7.2) I (14.0) 89 555 (ll.5) 413 (8.8) (24.4) 190 9,528 (100.0) 4,837 (100.0) 4,691 (100.0) (20.0) 1,591 726 968 (7 .6 > (10. 2) 1970, 1980 U.S. Census of Pq,ulation - SI'F3A JJ ·1 ) �I \. \.. :',. __ Each community has households consisting of married couple families, single parent families, and individuals or two or more unrelated persons. These different types of households affect the type and quantity of local services and f acilities, retail merchandise available and physical composition of the community. In Eaton Rapids, there were 988 married couple families in 1980, comprising 61.4 percent of all households. This represents a 14.4 percent decrease from the 1,154 married couple families in the City in 1970, when they comprised 73.6 percent of all households. At the same time, the number of families with a female householder with no husband present almost doubled from 91 ( or 5. 8% of all households) in 1970 to 177 in 1980 (11.0%) of all households. Between 1970 and 1980, the number of non-family households decreased substantially from 305 in 1970 to 59 in 1980. These figures indicate that family and non-family households make up the major portion of the population that migrated from Eaton Rapids between 1970 and 1980, while single parent households are becoming an increasingly larger component of the City's population, although husband and wife families still comprise the majority of the City's households. Within the surrounding townships in 19 80, there were 1,234 married couple families making up 79.9 percent of all households, compared to 718 married couple families in 1970, when they comprised 79.5 percent of all households. By 1980, the number of families with a female householders and no husband present increased to 81 (or 5.2% of all households) from 45 ( 5. 0% of all households) in 1970. Non-family households decreased from 119 in 1970 to 27 (1.7% of all households) in 1980. Comparison of data between the City and surrounding townships shows that the ratio of married couple families to total households in the townships has been much more consistent than in the City. At the same time, families with a female householder (most likely widowed or divorced) increased at the same rate in both areas. -13- �Education/Occupation Two primary determinants of the income earning capacity and consequent spending power of individuals and households are the extent of formal education and the related occupations of local residents. Table 4 depicts the education level of residents 18 years and older in Eaton Rapids and Eaton Rapids and Hamlin Townships in 1980. TABLE 4 YEARS OF SCHOOL COMPLETED 18 YEARS OLD AND OVER - 1980 Eaton Rapids City Percent Number of Total Elementary (0-8 Yrs.) Through High School (1-3 Yrs.> High School ( 4 Yrs.) 833 27.4 883 26. 7 1,343 44.1 1,706 51.6 517 229 122 17.0 7.5 4.0 474 138 104 14.3 4.2 3.2 3,044 100.0 3,305 100.0 College - 1 to 3 Yrs. - 4 Yrs. - 5 or More Yrs. Total SOURCE: Townships Percent Number of Total 1980 Census STF3A Table 4 shows that residents of the City in 1980 had more of a tendency to have some college education than residents of the townships (28.5% of all residents over 18 in the City compared to 21.7% of all township residents in that age group). This fact should be reflected in a higher per capita annual income for the · City's residents and a higher proportion of occupations that require a formal education. The occupational characteristics of the residents of the City, surrounding townships and the City of Mason are depicted in Table 5. -14- ~ ; �_.,,,-...,. TABLE 5 EMPIDYMENI' BY OCCUPATION - 1980 PERSONS 16 YEARS AND OLDER i ' - \ ,, ~ L Townships Eaton Rapids City Percent Percent Number of Total Number of Total ,·'L.,; r·-I-. ... f , L: 't ' '-:::-- '~ '· . '. City of Mason Percent Number of Total Executive, Administrative, Managerial 159 8.8 146 7.0 231 8.5 Professional Specialty 219 12.0 149 7.1 391 14.4 Technicians and Related Support 38 2.1 32 1.5 59 2.2 Sales 163 9.0 190 9.1 289 10. 6 Clerical Support 317 17.4 355 17.0 585 21.6 Private Household Services 18 1.0 9 0.4 19 0.7 Protective Services 11 1.0 18 1.0 41 1.5 269 14.8 129 6.2 257 9.5 0 84 4.0 51 1.9 Services, Except Protective and Household Farming, Forestry and Fishing 6 Precision Production, Craft and Repair 200 11.0 377 18.1 338 12.4 Machine Operators, Assemblers and Inspectors 287 15.8 339 16.3 225 8.3 Transportation, Material Moving 75 4.1 140 6.7 122 4.5 Handlers, Equiprrent Cleaners, Helpers, Laborers 55 3.0 117 5.6 105 3.9 1,817 100.0 2,085 100.0 2,713 100.0 Total Persons 16 Years and Older OOURCE: 1980 Census STF3A ·;-.,-- '<---~,, -15- �Table 5 shows that a higher proportion of residents of the City tend to have professions that require a formal education beyond high school. That is, a larger percentage of the City's residents than those living in the surrounding townships are engaged in administrative, managerial, professional specialty, and technical occupations. At the same time, a larger proportion of township residents than City residents had occupations, such as production, craft and repair, machine operators, assemblers and inspectors, transporters and laborers, that require less technical and formal education. It is also interesting to note that a substantially larger proportion of the City's residents than the townships' residents had service occupations in 1980 ( 14. 8% compared to 6. 2%). These are primarily associated with commercial services and office activities. Population Projections The number and composition of the population of the City and surrounding townships over the next 20 years will be the foundation upon which community facilities and services, land use, housing, employment and retail trade will be structured. While it is not possible to project the composition of the area's future population, it is possible to estimate the number of people that will most likely live in the City and · surrounding townships over the next 20 years. The following depicts three methods used to estimate the projected population for the City of Eaton Rapids to the year 2010. Method I: Past Growth Trend - Based on actual Census counts over past 30 years. Year Population 1950 3,509 1960 4,052 1970 4,494 1980 4,510 Growth rates vary from 15. 5% between 1950 and 1960 to 10.9% between 1960 and 1970 to 0.36% between 1970 and 1980 or an average growth rate of 8.9% over a 10 year period. If this average is used, the following projections will result. Year Population Method II: 1990 4,911 1995 5,129 2000 5,348 2005 5,586 2010 5,824 Population projection using new housing construction and household densities. The following are median taken from Census data: household 1970 3.17 persons per household 1980 2.79 persons per household -16- densities �There is a decrease of .38 persons per household between 1970 and 1980, which is equivalent to a 12 percent decrease. It is assumed that the percentage change value will decrease one point every 10 years until 2010. The resulting projection of household densities is as follows: -..., 1987 2.57 1990 2.48 1995 2.36 2000 2.23 2005 2.13 2010 2.03 The number of occupied housing units in the City for 1986 is estimated by adding the total of new housing uni ts constructed in the City between 1980 and 1986 (discounted by 4% for average vacancy rate), to the total occupied housing stock in 1980. There is an estimated total of 1,740 uni ts for 1986, compared to 1,608 in 1980 (from the U.S. Census of Housing). The projected future occupied housing stock (based on the 1980-86 construction rate) is: 1987 1,761 1990 1,827 1995 1,937 2000 2,046 2005 2,156 2010 2,265 Multiplying the estimated number of occupied units by the estimated average household density for each year yields the following population projection: ; ,_ . i ' ' Year Population Method L. III: Year Population 1987 4,526 1990 4,531 1995 4,571 Use Tri-County Regional for Eaton Rapids.* 1987 4,544 1990 4,558 1995 4,582 2000 4,563 2005 4,592 Population 2000 4,606 2005 4,630 2010 4,598 projections 2010 4,655 r · j I - *Tri-County Regional Planning Commission, October 1988, Lansing, Michigan -17- �Method I represents a high projected growth in population. Method II depicts a low increase in population and Method III can be considered the medium projection. The accepted projection for this Plan is that shown in Method III, or the medium projection. The 1980 population in the two surrounding townships totalled 5,018. Again, three projection methods can be used to estimate the future population for this area. The first method utilizes past growth trends for each 10 year period, which varied from 21.5 percent between 1950 and 1960 to 69.4 percent between 1970 and 1980. Using an average 10 year growth rate of 45. 5 percent, the following projections are established: Method I Year Population 1990 7,300 1995 8,962 2000 10,623 2005 13,040 2010 15,457 The second method is based on actual new housing construction data and the change in household densities for the two townships. The density change in households in Eaton Rapids and Hamlin townships between 1970 and 1980 was -0.32 persons. That is, the average household density decreased from 3. 55 persons in 1970 to 3.23 persons in 1980. Between 1980 and July 1987, 275 new "stick-built" and mobile residential units were constructed in this area. Projecting the future average household density for the two townships through 2010 and multiplying that by the projected number of housing uni ts, based upon 1980-198 7 construction permits, yields the following population projections: Method II Year Population 1990 5,709 1995 5,885 2000 6,004 2005 6,437 2010 6,417 The third method, as in the projections for the City, is to utilize regional projections. These projections, provided by the Tri-County Regional Planning Commission, are as follows: Method III Year Population 1990 7,173 1995 8,050 2000 8,926 2005 9,802 2010 10,679 In this instance, Method III, using the regional projections, is the medium projection and will be used as the estimate of future population for this Plan. -18- �Consequently, the following table recaps the population that is projected for the Planning Area to the year 2010. These forecasts are based on past trends and reflect the most "reasonable" middle line estimates for the planning period. TABLE 6 POPULATION PROJECTIONS Estimate 1987 t' "'. 1990 1995 2000 2005 2010 City of Eaton Rapids 4,544 4,558 4,582 4,606 4,630 4,655 Hamlin and Eaton Rapids Townships 6,527 7,173 8,050 8,926 9,802 10,679 11,071 11,731 12,632 13,532 14,432 15,334 I . 'L, ' Total Planning Area SOURCE: Gove Associates Inc. Projections; Tri-County Region Population Projections Synopsis Historically, the City has grown at about the same rate as the rest of the Region. However, between 1970 and 1980, the City's growth rate was substantially lower than in the preceding decades. The surrounding townships experienced a relatively large increase in population, with a 60 percent growth rate. Based upon past trends, the City is expected to continue to grow, although that growth will not be significant. At the same time, the townships should increase by more than 4,000 people. Overall, the need for housing will continue, in both the City and townships, as the size of individual households continues to decline. While forecasts are based upon past trends, these projections can change in response to local policies and development decisions. For example, if the City were to actively pursue residential (including multiple-family) development within its municipal boundaries, the rate of population growth could increase. Additionally, the projected growth in Eaton Rapids Township and Hamlin Township could provide a solid base for increased commercial development within Eaton Rapids. -19- l \ I I l I I �c- l; SECTION IV HOUSING �' . HOUSH~ Housing Characteristics Many elements of a community make up its quality of life, and housing is one of the most important elements. Housing is unique because it is really the only component with the community that is intimately associated with each household and at the same time, when taken as a whole, is a primary community resource. Whereas businesses and community facilities are important to the total perception and functioning of an area, they are not as integral to household functioning as individual residences. Consequently, the quality of housing more directly reflects the quality of life of a household. Housing Occupancy l. l .. 1 •-. Housing occupancy refers to owner-occupied, renter-occupied or vacant housing that is available for occupancy. In 1970 there were 1, 714 housing uni ts in the City ( of which 1,640 were year-round) and 944 residences in the surrounding townships (of which 940 were year-round). At that time in the City 1,219, or 74 percent, of the year-round units were occupied by households that owned their own residence, while 342 units (21%) were renter-occupied and 70 units (5%) were vacant. Compared to the surrounding townships, where owneroccupied housing comprised 81 percent of all year-round units and renter-occupied housing made up 14. 5 percent of yearround housing, the City had a larger renter base. The City's position as a center for rental activity increased during the 1970-1980 decade. By 1980, even though the total number of housing uni ts in the City actually declined to 1,700, the year-round housing increased to 1,665, or 98 percent of the total supply, indicating that the majority, if not all, of the units that were removed during the 1970's were seasonal. During the same 10 year period, the number of owner-occupied houses decreased by 55 units while 102 new rental units were added to the housing stock. Eaton Rapids and Hamlin townships experienced a substantial increase in owneroccupied housing (to 1,366 units) while only 41 rental units were added to the housing supply in those areas. By 1980, therefore, owner-occupied housing comprised 70 percent of the City's supply of year-round housing, compared to 85 percent for the townships. At the same time, rental housing made up 27 percent of the City's year-round stock and only 11 percent of the townships'. New housing in the City between 1980 and July, 1987 continued to be oriented toward rental uni ts. Of the 13 7 new uni ts built during that period, 18 were duplexes and 86 were multiple-family apartments, while only 33 were single-family -20- �structures. At the same time, 275 uni ts were built in the townships, including 45 mobile homes. Although no data is available to determine the proportion of those new units that are being rented, it is estimated (using the same proportion of rental uni ts to year-round uni ts that existed in 1980) that there were 215 rental uni ts in the townships in July, 1987, or an increase of 37 rental units over 1980. Table 7 Planning Area Housing Uni ts - depicts the changes that have occurred over the past 17 years within the City and townships. The table also indicates that single-family homes in the surrounding townships represented the largest numerical increase in housing type within the area. Very few multiplefamily units have been built in the townships, while multiple-family housing increased at a faster rate than any other housing type in the City. As a matter of fact, the majority of new housing units in the City between 1970 and 1987 was multiple-family housing, reflecting the trend toward more mobility and a changing household composition (more single persons and childless couples). Age of Housing Stock An important indicator of the quality and cultural significance of a community's housing stock is its age. In 1970, 59 percent of the City's housing was built before 1940, that is, 30 years old or older. By 1980, 46. 6 percent of all housing uni ts in the City were built before 1940 and, of those, 26 percent were rental uni ts. Almost 46 percent of all rental units were constructed prior to 1940, compared to almost 48 percent for all owner-occupied housing, indicating that, in general, deteriorated housing is not concentrated within rental units although owner-occupied housing is typically maintained in better condition than rental housing. Within the surrounding areas (Eaton Rapids and Hamlin townships), 50 percent of all housing was built before 1940, as reported in the 1970 Census. By 1980, only 33 percent of all the townships' housing was constructed prior to 1940. Among all rental uni ts in 1980, 50 percent were constructed before 1940, while 30 percent of all owner-occupied housing was 40 years or older. According to the 1969 Eaton Rapids Comprehensive Development Plan survey, the largest proportion of the City's oldest housing units were located in the northwest and central sections; that is, the area bordered by Alice Street on the south and the Grand River on the east (see Map 2). Table 8 displays the current distribution of older housing in the Study Area, as of July 1987. -21- �( -~ M ·•·- ~ - --,- - -·, , - ..,. 1 J TABLE 7 PLANNING AREA HOUSING UNITS City of Eaton Rapids - I of 1970 I of 'lbtal 70-8 I of 1980 Total Units 100.0 1,700 100.0 1,837 100.0 7.2 944 100.0 Year-Round 1,640 96.3 1,673 97.9 1,810 98.5 9.7 943 99.9 Renter--0::cupied 2 to 9 10 or M:ire M::>bile Hailes or Trailer I of Ox~ied 1970 I of Oxueied Total Total July 1987 1,606 100.0 1,881 100.0 99.3 1,606 100.0 1,881 100.0 99.5 1980 I of CX:cupied I of CX:cupied 1970 Total 1980 'lbtal July 1987 2,658 100.0 3,306 100.0 3,718 100.0 39.9 97.6 3,279 99.2 3,691 99.3 42.3 2,593 I of Ox~ied I of Oxupied 'of Chart;jE Total 70-8 I of Oxueied I of Ox~ied 1,164 72.4 1,197 68.6 -1.8 766 84.8 1,366 88.5 1,604** 88 . 2 109.4 1,985 80.6 2,530 80.3 2,801** 78.6 41.l 342 21.9 444 27.6 548 31.4 60.2 137 15.2 178 11.5 215** 11.8 56.9 479 19.4 622 19.7 763** 21.4 59.3 1,360* I of I of I of I of I of I of I of I of I of YearRound YearRound YearRound YearRound Year- Year- Round Round YearRound YearRound YearRound 1,353 80.9 1,386 76.6 1.9 938* 99.5 1,447 90.l 1,677 89.2 78.8 2,298* 88.6 2,800 85.4 3,063 83.0 33.3 278 269 16.l 293 16.2 5.3 5 0.5 46 2.9 46 2.4 820.0 283 10.9 315 9.6 339 9. 2 19.8 12 23 1.4 103 5.7 758.3 0 11 0.7 11 0.6 - 12 0.5 34 1.1 114 3.1 850.0 28 l. 7 28 1.5 N/A 102 6.3 147 7.8 WA 130 4. 0 175 4.7 - 82.9 - *Includes M'.Jbile Hailes or Trailer *"Gove Esturates SOURCE: I I of I of 78.l Year-Round Sin, le-Family Total I of Total I I of Chan;ie 80-87 Total 1,219 lb. of Units in Structure: I Olan;jE 'lbtal Owner--Ocx::upied IV IV ' I of 1,714 I of Ox~ied I July 1987 Eaton ~ids & Hamlin '11::7wnshies U.S. Census 1970 Census Tract Data; 1980 srF3A; Field Survey; Consuner Questionnaire; Buildin, Permit Data - WA �---------------L-1 --... ~ ' . .. ~-s. , · i I I .. --...~ ·< , _ ·_•· I ( ~ I · 1··· ' -'. ~ ~~ 1 III--· I 11 ' . I ~ ~ I ' -~--~""~ -. . ·I I ~ ~! • " EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN Legend . ..E;w;J SOUND c=J MINOR CD SXJia: MAJOR REHABILITATION - MAP 2 STRUCTURAL QUALITY SURVEY - 1967 STANDARD' REHABILITATION - DEFICIENT SUBSTANDARD STRUCTURAL QUALITY DISTRICTS F.aton Rapids Carprehensive Developuent Plan, 1969 @ Gove Associates Inc. -23- : = = ; - - - - - - - - - - - - - - - -- -- -- - -- -- - - - - - - �TABLE 8 r: HOUSH-13 BUILT PRIOR TO 1940 (1987) ;·-;"' YearRound No. of Units ' l , ..., i % of % of of No. of Total Total No. of Total OwnerRenter- RenterYear- ownerRound Occu:eied Occu:eied Occu:eied Occu:eied % l City of Eaton Rapids ; ~ 770 42.7 555 46.4 203 37.0 Eaton Rapids/ Hamlin Twps • 533 28.3 415 25. 9 89 41. 3 1,303 35.4 970 34.6 292 38.2 ! ." .,, ~ I 1 • Total SOURCE: U.S. 1980 Census STF3A; Local Building Permit Records r 1 In general, the City's housing stock is proportionally older than the townships, with owner-occupied housing containing the larger percentage of older units while the townships have a higher proportion of older rental housing than the City. Newer housing units (those built since 1970), while not indicative of over all housing quality, do reflect the relative growth, change and vitality of the community. Since 1970, 353 new housing uni ts have been constructed in Eaton Rapids, representing over 19 percent of the City's total housing supply. Eaton Rapids and Hamlin Townships combined have had 586 new homes constructed since 1970 ( 31% of the total housing stock in these areas). Forty-five percent of the new units constructed within the City since 1970 have been multiple-family while the majority (76%) constructed since 1980 have been dwellings of two or more units. Within the two townships, only seven percent of all new housing since 1970 has been multiple-family ( 2 or more uni ts) and since 1980 there have been no new multiple-family units constructed. Housing Value The market value of housing, both in terms of median value and percentage of housing under a specified value, is a good indicator of housing quality as well as housing demand. In 1970, the median value of an owner-occupied residence in the City was $14,300 while the median value of an owner-occupied house within the two townships was 9. 8 percent higher at $15,700. At the same time, the median value of a house in -24- �Eaton County was $17,900 or 25 percent higher than in Eaton Rapids Township and 14 percent higher than in the two townships. By 1980, owner-occupied residences in the City had a median value of $34,200 - an increase of 139 percent over 1970, and by 1988 the average sale price of a house in Eaton Rapids was $51,395. Between 1970 and 1980, owneroccupied housing in the township increased in value by 196 percent to $46,500 while within the County in general, the value of such housing jumped by 155 percent to $45,600. Table 9 shows these housing values. TABLE 9 MEDIAN OWNER-OCCUPIED HOUSIN:i VALUE AverA9e Sale Price Percent Chanqe 1970 1980 Eaton Rapids $14,300 $34,200 $51,395 +139 +50.l Townships $15,700 $46,500 N/A ♦ 196 N/A ~17.900 ~45.600 N/A +155 N,!'.A Eaton Count:z'. SOURCE, 1988 1970-80 1980-88 1970, 1980 Census of Housinq1 Tri-County Regional Planning co-ission These large rates of appreciation between 1970 and 1980 occurred during a period of artifically high inflation and housing prices during the 1980-1988 period appreciated at about one-third the 1970-1980 rates. These figures do, however, show that the value of owner-occupied housing in the City appreciated at a slower rate than within the County as a whole, while housing in the townships realized a substantially greater increase in value than in both the City and remainder of the County. Median contract rent is another indicator of the quality of housing, although it is also dependent upon the availability of supply and the extent of local demand for rental uni ts. Table 10 depicts the median contract rents paid to landlords in the townships, City and County in 1970 and 1980, as well as an average rental rate for the City for 1989. TABLE 10 MEDIAN MONTHLY CONTRACT RENTS Percent Change 1970-ilO 1980-89 1970 1980 1989 Eaton Rapids S 84 $169 $470* +101 ♦ 178 Townships s 72 $201 N/A ♦ 179 N/A !107 $227 N/A +112 N/A Eaton Count:z'. SOURCE: 1970, 1980 Census of Housing: Local realtor *Represents average of rents ranging fro■ $225 for one bedroo■ apart-nt, to $720 for new three bedroom house. -25--, ~ �i: ! . Li i.; Median contract rents have changed most dramatically in the townships, while the slowest rate of rent increases occurred in the City. It is interesting to note that during this 10 year period the cost of renting in the townships surpassed the cost of renting in the City. This comparative change in ranking of rental rates between the City and townships occurred in spite of the fact that there were more renteroccupied units added to the City's housing stock than to the townships' housing stock. The greater increase within the townships may be due to a relatively larger proportion of new rental housing having been built in those jurisdictions. The increase in rental rates in the City was substantially higher in the 1980-89 period than the period between 1970 and 1980 ( 178% vs 101%). This can partially be attributed to thehigher inflation that occurred in the early 1980's. It can also be attributed to a low supply/high demand factor for adequate rental housing and the fact that the increased cost of buying a home has caused many households to remain in the rental market. There is no current data available for average rents paid in the townships. However, based upon 1980 data and assuming a strong correlation between the rent paid and the quality of the unit, the overall quality of rental housing in the City is lower than in the townships. Plumbing Facilities '' . l. ! . The lack of certain basic plumbing facilities is sometimes used as an indicator to determine the presence of substandard housing in a community. In Eaton Rapids, 80 units or 4. 7 percent showed the lack of some or all plumbing facilities in 1970, including 48 owner-occupied, 21 renter-occupied and 11 vacant units. By 1980, the number of these units decreased substantially to 18, including 11 owner-occupied and six renter-occupied. The percentage of units without plumbing is substantially lower than either the townships, County or State. TABLE 11 UNITS LACKIN3 SOME OR ALL PLUMBIN3: ,-· 1970, 1980 f No. 1970 Eaton Rapids Eaton Rapids and Hamlin Townships Eaton County State of Michigan • SOURCE: % of Total Units 80 87 4.7 9.2 N/A 123,827 No. 1980 18 41 423 30,215 % of Total Units 1.1 2.6 -77.5 -47.1 1. 3 0.8 -75.7 1970, Census Tract Data; 1980 Census, STF3A -26- % Change 1970-80 �Housing Quality I I I I I A "windshield" housing survey was conducted in the City of Eaton Rapids in the summer of 1987. The purpose of this survey was to gather data which would identify existing land uses and provide the basis for determining the quality of the existing housing stock within the City. The information contained in this section will help to establish present and future housing needs, goals and objectives, and will aid in determining suitable methods for achieving future housing requirements. The determination of housing quality was based on the exterior appearance of the structure. The criteria ·for identifying and mapping structures is included in the Appendix. Essentially, the determination of the soundness of a structure was based upon the degree of deterioration observed through visual inspection. If a house needed relatively little work to bring it up to standard condition, it was considered sub-standard. If it needed serious or major modifications, it was designated as dilapidated. As in any community, the housing stock is one of Eaton Rapid's primary resources. An adequate supply of good quality housing, available to families at all income levels, is important to the general health and well being of the City's residents. An adequate housing stock is also an important resource for attracting new development to the area and for maintaining an aesthetically pleasing residential environment within the City. The results of the windshield survey, combined with derived estimates of total housing units, shows that approximately 25 percent of the structures within the City are sub-standard or dilapidated (Table 12). Approximately 375 structures were estimated to be in a sub-standard condition, while 80 were estimated to be in a dilapidated condition. Sub-standard structures would require minor rehabilitation to be restored to a standard condition. Dilapidated structures would require major rehabilitation to be restored to a standard condition. -27- A .i �TABLE 12 EATON RAPIDS HOUSIN3 QUALITY f ....... Classification Standard Sub-Standard Dilapidated Total SOURCE: \ ' •. No. of Structures % of Total 1,380 375 82 75.1 20.4 4.5 1,837 100.0 Gove Associates Inc.; Land Use Survey, 1987 Generally speaking, the overall quality of the housing stock in Ea ton Rapids is good. The majority of sub-standard and dilapidated housing is located on the west side of the Grand River, north of Grand Street and northwest of Michigan Street. These are the older residential neighborhoods with smaller building lots and housing units. Most of the housing in standard condition is located in the eastern section of the City. 3 describes the general locations of concentrations of dilapidated and sub-standard housing, as well as those areas that are primarily or entirely developed with housing in standard condition. Map Synopsis l. l l .. Eaton Rapids is experiencing a transition from a housing stock that is predominantly sing le-family owner-occupied to one that is expanding with rental uni ts, especially apartments. Because the City has been the center of development and settlement in this portion of the county, its housing stock is generally older than the housing found in surrounding townships, where development is relatively recent. Since about 80 percent of the City's housing uni ts were built before 1970, it is likely that many residences in Eaton Rapids are not in conformance with current standard housing codes. The age of these uni ts, combined with the fact that many are on smaller lots, has resulted in a relatively lower median value compared to housing in surrounding areas. Overall, however, most of the City's housing is in fair-to-good condition, with pockets of one or more uni ts that are deteriorating. A primary objective should be to protect and enhance the housing that now exists in the City while rehabilitating those units that are worth saving. The resulting impact should be an improved and quality-oriented inventory of housing. -28- �EATON RAPIDS# . .I \ II I I ' . - • • • • "11 HII I ~~~' filfilllil llllll - ·~ · \ ._______ ~l_ ..._I . I L. WC 1/, -~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 3 STRUCTURAL QUALITY" SURVEY - 1987 legend UOlilllllli STANDARD Wffe./41 it,:,'A MINOR REHABILITATION scx.mcE: MAJOR REHABILl~ATION Eaton Rapids rana. Use Gove Associates Inc. survey, 1987 -29- �r l j' I .· r j : l .. \.' \ \ \ t • \ SECTION V ' i L -- ) I ' , ECONOMY �ECONOMY Introduction The development of a community is influenced to a great extent by economic activity within and near its boundaries. Studies of the local and regional economy are therefore essential as a basis for forecasting the type, amount and timing of the growth that will occur in the community and consequently the public facilities that will be required. Regional Economy The economy of a community is heavily influenced by regional trends. In large part, when the reg ion is prospering, this prosperity is reflected in local communities. For this reason, regional economic trends need to be assessed before local trends are evaluated. , ., I !I • ',... . As mentioned previously, the City of Eaton Rapids is in Eaton County, which is part of the Lansing-East Lansing Metropolitan Statistical Area (MSA), consisting of Eaton, Ingham, Ionia and Clinton counties. The City of Lansing, the state capital, is located in the northwest portion of Ingham County, less than 20 miles north of Eaton Rapids. Because of the City's proximity to Lansing and its location within the Lansing MSA, the economic trends of the MSA directly affect the economy of Eaton Rapids. The Tri-County Region•sl economic base has historically been associated with automobile manufacturing and state government employment. Although the automobile industry has been declining it still remains a major employment source within the Reg ion. As with the country as a whole, the Reg ion's economy is becoming increasingly oriented toward nonmanufactur ing ind us tries, such as professional services, motel and restaurant employment. The Lansing-East Lansing area is the economic as well as political center of the Reg ion. The three major employers are the State of Michigan, employing 22,200 people, Michigan State University, with 9,500 employees and the BuickOldsmobile-Cadillac Group of General Motors, which employs 23,000 people. Auto related manufacturing firms in the area 1 The Lansing-East Lansing MSA encompasses Eaton, Clinton, Ing ham and Ionia counties, while the Reg ion consists of Eaton, Clinton and Ingham counties. -30- �also employed about 14,000 persons in 1984. In addition, 6,000 people are employed in agriculture or agriculturalrelated industries within the three county area. ,,,-.... '?' The characteristics of employment in the Region, as mentioned earlier, have changed over time from a strong emphasis on manufacturing to a nonmanuf actur ing employment base. Table 13, which shows the profile of regional employment in 1979, 1984 and August 1987, reflects that change. As depicted in Table 13, the Reg ion experienced an overall decrease in employment between 1979 and 1984, when inflation and unemployment were high and a recession in effect. The recovery from that period of economic downturn is displayed by the increase in the Reg ion's employment between 1984 and 1987. Among those major industrial sectors identified in Table 13, federal government employment increased at the fastest rate between 1979 and 1987, followed by wholesale trade and retail trade. The largest decrease occurred in construction employment, which declined by 28 percent between 1979 and 1984 and has pretty well stabilized since that time. Manufacturing also lost a relatively large proportion of its employment base during the 1979-1984 period but experienced a slight gain between 1984 and 1987. The net loss in manufacturing -jobs over the 1979-1987 period was the largest among all sectors. -31- ,,,,--.... ,. �TABLE 13 n. EMPLOYMENI' PROFILE BY INDUSTRY TRI-<X>UNTY REX:;ION* } ~ !l r- ' l . % r-: Change 1979-84 % August 1987 % Change Change 1984-87 1979-87 1979 1984 State and weal Governrrent 55,198 53,933 2.3 56,200 +4.2 +1.8 Manufacturing 40,527 34,892 -13.9 36,000 +3.2 -11.2 Services 37, 769 42,985 +13.8 37,100 -15.9 -1.8 Retail Trade 31,077 30,615 -1.5 31,900 +4.2 +2.6 Finance, Insurance, Real Estate, Banking 12,693 14,140 +11.4 11,700 -21.0 -7.8 Construction 8,446 6,046 -28.4 6,000 Agriculture 6,673 6,396 -4.2 N/A Transportation, Utilities 5,668 4,983 -12.1 5,100 +2.3 -10.0 Woolesale Trade 5,775 5,274 -8.7 7,000 +32.7 +21.1 Federal Governrrent (Civilian) 2,449 2,875 +15.0 3,100 +7.8 +24.0 i Military 1,067 1,275 +19.5 N/A l ,. Other (Industry classification not available) 2,611 3,708 +42.0 28,800 210,003 207,122 -1.4 222,900 +7.6 +6.1 L_~ ' \ ..__.,. ra !L~ r. : l ; f • i' 0 -29.0 I I • f L •• Total I• ;· ~ -··• * In 1985, Benchmark adjustrrents were made to civilian labor force errployrrent and unerrployrrent figures to reflect new population controls and errployrrent count adjustrrents. Consequently, direct carparisons between pre-1985 and post-1985 data are not necessarily achieved. In addition, the 1987 data is fran the Michigan E:cployment Security Carmission Lansing Labor Market Review while 1979 and 1984 data are taken fran Michigan Departrrent of Ccmnerce data. Therefore 'other' errployment figures are not carparable. SOURCE: Michigan Departrrent of Ccmnerce, Econanic Profiles of Clinton, Eaton and Ingham Counties -32- �Household incomes are another indicator of tne strength of the regional economy. Tanle 14 describes the per capita and average household incomes for the Region for 1980 and 1985. TABLE 14 PER CAPITA AND HOUSEHOLD INCOME TRI-COUNTY REGION 1980-85 % Per Capita Household SOURCE: 1980 1985 Increase $7,609 $10,943 43.8 $23,278 $31,066 33.4 1985 Local Population Estimates, U.S. Census The Region's per capita income of $10,943 in 1985 was 0.4 percent higher than the 1985 statewide per capita income of $10,902. · Dollar Value Added by Manufacturing - This measure is one of the best and most accurate means of analyzing the importance of manufacturing in a region. The dollar value added by manufacturing is the amount of income which is derived from all manufactured goods after all expenses for the cost of materials, supplies, containers, fuel, purchased electricity and contract work have been subtracted from the value of shipments of manufacturing establishments. Between 1967 and 1982, the total dollar value added by manufacturing in the Lansing-East Lansing MSA increased by 158 percent. A smaller increase (127%) occurred at the state level. Eaton County has a minor portion of the dollar value added by manufacturing in the state and in the MSA. Three per cent of the total state figures and 6. 3 percent of the MSA value was produced in Eaton County in 1982. However, in the County, the dollar volume added by manufacturing has increased faster than both the state and the Region at 246 percent. -33- �TABLE 15 VALUE ADDED BY MANUFACTURING Million Dollars Lansing State i ' l .t ~A % of State % of calhoun State Eaton % of State Jackson % of State 1982 $39,ll8 -l $1,892.4 4.8 $1,049.5 2.7 $119.4 0.3 $481. 7 1.4 1977 37,566.0 1,435.5 3.8 944.2 2.5 ll2.4 0.3 542.9 1.4 1972 23,377.4 981.4 4.2 635.0 2.7 59.9 0.3 377.9 1.6 1967 17,241.6 733.0 4.25 473.4 2.7 34.5 0.2 277.9 1.6 scx.H:E: Census of Manufacturers New Capital Expenditures in Manufacturing - This is another good indicator of manufacturing activity within an area. New capital expenditures represent the money spent for permanent additions and major alterations to industrial plants, as well as for new machinery and equipment. New capital expenditures in the Lansing MSA and Eaton County are shown in Table 16. r. I I New capital expenditures increased considerably in the Lansing MSA and Eaton County between 1958 and 1963. Spending on capital items depends somewhat heavily on the national economy. In 1958, there was a national recession and new capital expenditures everywhere were low. In 1963, the national economy was doing very well and new capital expenditures were much higher. By 1982, capital expenditures for manufacturing in the Lansing MSA had increased substantially, but did not keep pace with the state's increase in expenditures between 1963 and 1982. Eaton County, on the other hand, experienced a very small capital expenditure increase and fell almost to the same proportion of the state's capital expenditure that it accounted for in 1958. In essence, Eaton County did not keep up with industrial growth within the Lansing SMSA between 1963 and 1982, decreasing from 27 percent of the region's capital expenditures in 1963 to eight percent in 1982. It would appear that much of the increase is located in Delta Township due to the Lansing Mall and BOC Plant V. -34- �TABLE 16 CAPITAL EXPENDITURES IN MANUFACTURIOO FOR LANSIOO MSA AND EATON COUNTY Lansing MSA ($1,000,000) Year % Eaton County ($1,000,000) of State % of State 1958 $ 9.916 2.2 $ 0.962 0.2 1963 35.502 4.7 9.482 1. 2 1982 127.1 SOURCE: U.S. Bureau of Census, Census of Manufacturers, 1958, 1963, 1982 3.6 10. O 0.3 Retail Sales - Retail sales is another important indicator of business activity in an area. In Table 17, the retail sales for the Lansing MSA and Eaton County are shown. TABLE 17 ~ RETAIL SALES ,,,--._ ($1,000) I Increase 1967-82 County Clinton 1967 Per capita Per capita 74,U7 $1,483 $ 1977 C,apita ll4,306 $2,130 Per Per capita Total C,apita $ 151,303 $2,738 217.5 160.5 1982 $ 47,661 $1,051 Eaton 89,031 1,410 190,601 2,619 337,887 4,095 463,840 5,264 421.0 273.3 Ingham 486,702 1,978 666,457 2,525 1,000,941 3,691 1,274,798 4,692 161.9 137.2 Iooia 55,601 1,235 79,443 1,689 139,309 2,785 161,887 3,122 191.6 152.8 Total $678,995 Lansing-Fast Lansing l\SA $1,699 $1,010,628 $2,330 $1,592,443 $3,428 $2,051,828 $4,394 202.2 158.6 SClR:E: $ 1972 Per Census of Retail Trade: Census of Population: Galle Associates F.st.urates Table 17 shows that, relative to the other counties in the Lansing-East Lansing MSA, Eaton County's retail sales increased rather dramatically between 1967 and 1982, both in terms of total sales and per capita sales. In 1967, retail sales in the County represented only 13 percent of the MSA's total sales and by 1982 the County's portion of retail sales in the four county area increased to 22. 6 percent. Eaton County's retail trade economy, therefore, is a strong factor in the County's economic base. -35- ~ �. { I z _. ,_- Income Characteristics Personal income is a key barometer of the economic condition of an area. Personal incomes determine the amount of money available for retail expenditures, housing purchases and local investments. These expenditures and investments directly and indirectly determine the amount of money available for public facilities and services, primarily through the local property tax base. Table 18 depicts the personal incomes in each of the Lansing-East Lansing MSA counties and the state during the years 1979-1984. TABLE 18 PERSONAL INCOME - 1979-1984 ($1,000) % of County Clinton $ Eaton Ingham Ionia Total Lansing-East Lansing M3A Michigan l - SOURCE: 1979 M3A % of State 467,485 11.6 0.5 804,349 20.0 2,389,218 % of % % of Increase State 1979-84 1984 M3A 657,049 11.6 0.6 40.5 0.9 1,137,792 20.1 1.0 41.5 59.2 2.8 3,335,266 59.0 2.9 39.6 369,455 9.2 0.4 519,648 9.2 0.5 40.7 4,030,507 100.0 4.7 5,649,755 100.0 4.9 40.2 100.0 $114,534,498 100.0 34.0 $85,447,655 $ u:x::a1 area personal incane; Personal incanes in all Great Lakes Region; U.S. Deparbrent of Carmerce According to Table 1'a , the counties in the Lansing-East Lansing MSA increased at comparable rates over the six year period. The MSA as a whole saw a greater increase in personal incomes during that time than did the state. Eaton County experienced the highest growth rate among the four counties and was the only one to increase, although slightly, as a proportion of the MSA for personal incomes. -36- �Local Economy An assessment of the local economy of Eaton Rapids provides an insight into the role that the City plays in the Region. The local economy will be analyzed according to major employers, labor force, household income, retail trade and assessed valuation. Major Employers l Eaton Rapid's close proximity to Lansing creates a situation whereby many residents living in and around Eaton Rapids are employed in the Lansing area. Many of these residents work for the state or General Motors-B.O.C. Group, the Lansing area's two major employers. Within and near Eaton Rapids, service and manufacturing industries provide the largest employment base. Major service employment includes Eaton Rapids Public Schools (279 employees), Eaton Rapids Community Hospital (180 employees) and the VFW Home (84 employees) and the City of Eaton Rapids (46 employees). Major manufacturers in and around Eaton Rapids consist of Eaton Technologies Company (250 employees), Green Bay Food Company (150 employees), Michigan Packaging Company (100 employees) and Landalet Manufacturing Company (25 employees) and Dowding Tool Products in Springport (40-45 employees). In addition, there are approximately 350 employees of retail businesses within the City. Labor Force The 1980 labor force in the Eaton Rapids area consisted of 3,899 persons, including 1,187 in Eaton Rapids Township, 1,019 in Hamlin township and 1,817 in the City. This represented 41 percent of the area's 1980 population. The City's labor force in 1980 also represented 40 percent of the City's population, which was an increase over 1960 when 38 percent of the City's population was in the labor force. The primary reason for that increase in the labor force rate is the number of women that have joined the labor force over the last two decades. In 1960, women made up 35 percent of the City's labor force, compared to 44 percent in 1980. Also, in 1980, women comprised 41 percent of the areawide labor force - that represented approximately 52 percent of all women over 16 years of age in the planning area. The survey questionnaire results indicate that, within the planning area, over 77 percent of all employment is full ~time and the balance (23%) is part-time. The proportion of fulltime to part-time employment ranges from 70 percent fulltime per 30 percent part-time in Eaton Rapid's Township, to 80 percent full-time per 20 percent part-time in the City of Eaton Rapids. The survey also showed that, on the average 1.56 persons per household were employed full-time and 1.18 persons per household were employed part-time in the planning -37- .i �area, indicating that most households had at least two employed people. The questionnaire also showed that, areawide, almost half (45%) of all full-time employed residents work in Lansing and over half of all part-time employees work in Eaton Rapids. 1 • '-· Table 19 displays employment by industry for the City and two townships for 1980. While these figures do not obviously reflect current conditions because of changes in economic structure over the past nine years, they do indicate the general importance of each sector in the local economy. Table 19 shows that in 1980, nondurable goods manufacturing was the predominant industry in which residents of the planning area were employed. Retail trade and educational services were also major sectors of the area's economy. With the substantial downturn in manufacturing, finance, insurance, real estate, construction and transportation and utilities employment between 1979 and 1987 at the regional level (see Table 13), it is assumed that local employment in those sectors has also decreased since 1979. At the same time, this Plan assumes that employment increases over the past eight years in some sectors, particularly federal government and wholesale trade, is reflected in those employment characteristics in the planning area. Table 20 is an excerpt from the Tri County Region 1987 Overall Economic Development Program and displays projections at the regional level in employment. In general, regional employment is expected to increase at the highest rate between 1985 and 1990 and increase at a lower rate for each five year period after 1990. Manufacturing employment is expected to continue to decrease, although between 1984 and 1987 it actually increased slightly, while other sectors including retail trade and public sector employment are expected to increase. Eaton County and the Eaton Rapids area, as a portion of the Region, and with many local residents employed in the Lansing Area, should also follow those trends. -38- �,,,.-...._ TABLE 19 t!"-' EMPLOYMENI' BY INDUSTRY - 1980 City of Eaton Rapids Industry % of Paton Twp. Rapids City Total Township Total % of % of % of Hamlin Twp. Total Area Township Total Area Total 9 0.5 58 4.9 49 5.5 116 3.0 60 3.3 59 4.9 40 4.5 159 4.1 131 457 7.2 25.2 36 371 3.0 31.2 45 276 5.0 30.8 212 1,104 5.4 28. 3 Transportation 42 2.3 37 3.1 32 3.6 111 2.8 Cannunication, Utilities 17 0.9 20 1. 7 18 2.0 55 1. 4 Wholesale Trade 64 3.5 40 3.4 26 2.9 130 3.3 225 12.4 183 15.4 115 12.8 523 13.4 Finance, Insurance, Real Estate 56 3.1 34 2.9 30 3.4 120 3.1 Business and Repair 67 3.7 36 3.0 11 1.2 114 2.9 Personal Entertainment 67 3.7 38 3.2 16 1.8 121 3.1 Health Services 173 9.5 74 6.2 57 6.4 304 7.8 Educational Services 236 13.0 83 7.0 72 8.0 391 10. 0 75 4.1 25 2.1 20 2.2 120 3.1 138 7.6 93 7.8 88 9.8 319 8.2 1,817 100.0 1,187 100.0 895 100.0 3,899 100.0 Agriculture, Forestry, Fisheries Caistruction Manufacturing - Durable Goods - Nondurable Goods Retail Trade Other Professional Services Public Admi.n. Total SOURCE: 1980 Census - STF3A . -39- r'\ ....... �··- ► ~ - ·1) ' . .---.. -- J ·- . ···-~ t . ,.,, . . ., ;I 7 l~ .; ~ --.1 ~ TABLE 20 TRI COUNTY REGION PROJECTED POPULATION, INCOME AND EMPLOYMENT 1980-2005 Actual 1980 1985 1990 1995 2000 2005 406,811 -3.08 421,743 3.67 429,379 1.81 438,164 2.04 446,183 1.83 406,811 -3.08 405,522 -0.32 412,865 1.81 421,312 2.05 429,022 1.83 20.20 19.22 -4.85 19.21 -0.05 18.75 -2.39 18.00 -4.00 17.24 -4.22 35,436 33,072 -6.67 31,215 -5.62 28,018 -10.24 25,805 -7.90 23,360 -9.47 Retail % change* 26,535 27,484 3.58 29,119 5.95 30,408 4.43 31,474 3.51 32,535 3.37 Government 48,267 43,371 -10.14 44,225 1.97 44,607 0.86 44,686 0 .18 44,762 0.17 88,552 88,711 0 .18 95,152 7.26 100,294 5.40 105,522 5.21 110,625 4.84 198,790 192,639 -3.09 199,710 3.67 203,326 1.81 207,486 2.05 211,283 1.83 Population High % change* 419,750 - Estimated Low % change* Total Personal Income (1972 $)** % change* Employment I ""' 0 I Manufacturing % change* % change* Other % change* Total % change* * % change from previous period ** hundred million dollars Source : Tri-County Regional Planning Commission, "Work Paper 116, Assumptions and Equations for Employment Projectsions (1985-2005) ," July 1984. ·; " I �Family Income Family income is an important barometer of the economic well being of an area. Family income may be analyzed best in two ways, via median household income data and by distribuiton by income categories. Median Family Income - Table 21 indicates 1970 and 1980 median family incomes of Eaton Rapids, surrounding townships, Eaton County and the three county region. TABLE 21 MEDIAN FAMILY INCOMES - 1970-1980 1970 1980 Eaton Rapids $10,210 $21,727 112.8 Eaton Rapids Township $10,633 $25,360 13-8.5 Hamlin Township $ 9,420 $22,069 134.3 Eaton County $11,423 $24,574 115.1 Reg ion $11,213 $23,278 107.6 SOURCE: % Increase Reg ion IIIA; 1980 Census STF3A Table 21 indicates that the City's median family income was the second lowest of the five jurisdictions in 1970 and by 1980 was the lowest, with Hamlin Township's median household income surpassing the City's. The Eaton Rapids area as a whole, however, enjoyed a greater increase in median family income levels over the 1970-1980 period than either the County or Region. It is also useful to compare median family incomes in Eaton Rapids with such incomes in surrounding communities of comparable size. All of the cities in Table 22 had 1980 populations of between 4,000 and 8,500. -41- �TABLE 22 MEDIAN FAMILY INCOMES - COMPARABLE CITIES Median Family Income Poeulation 1980 1970 Eaton Rapids St. Johns Mason Grand Ledge Charlotte Average (unweighted) SOURCE: 4,494 6,669 5,467 6,033 8,242 4,510 7,376 6,019 6,920 8,251 % 1970 $10,210 $11,357 $10,656 $11,175 $10,025 $10,685 1980 $21,727 $22,726 $21,744 $21,668 $19,599 $21,493 Increase 112.8 100.1 104.0 93.9 95.5 101.3 Tri County Regional Planning Commission; 1980 Census of Population As displayed in Table 22, Eaton Rapids had the second lowest median family income among comparable cities in 1970. By 1980, however, the City had experienced the largest growth rate in family incomes among these communities and actually had the third highest median family income. The survey questionnaire asked respondents for household income ranges. The results indicate that, areawide the largest single group of respondents earn between $10,000 to $20,000 annually. In Hamlin Township and the City, 21 percent and 20.8 percent, respectively, of the respondents had incomes in that range, while only 15. 7 percent of Eaton Rapids Township residents declared incomes in that range. The City has the highest proportion of residents earning less than $10,000 and over 53 percent of its respondents say they have household income of less than $30,000. At the same time, only 37.3 percent of Eaton Rapids Township respondents and 34.6 percent of Hamlin Township residents report income of less than $30,000. Assuming the survey results are indicative of the entire population, residents of the City therefore tend to have lower incomes than their counterparts in the townships. That conclusion is also verified in Table 21. Retail Trade Retail trade is an important segment of Eaton Rapids' economy, although it has decreased over the past decade as a result of substantial competition from suburban shopping malls in the Lansing, Jackson and Battle Creek areas. In 1984, the City commissioned a downtown redevelopment plan that included an analysis of the City's retail market area. In the process of putting that plan together, a survey questionnaire was distributed to local residents in communities -42- �-' ··- i I considered to be part of the Eaton Rapids area of retail influence. Map 4 depicts the outline of that market area. Most of the residents of that area do not do most of their comparison (major appliances, automobiles, etc.) or even convenience (groceries, hardware, gasoline, etc. ) shopping in Eaton Rapids. These people may occasionally be drawn to Eaton Rapids to make a particular major purchase or because of a special sale. This is also the same general area in which the weekly shopping guide is distributed. Eaton Rapids is, however, a major shopping area, especially for convenience i terns, for residents of the City and Eaton Rapids and Hamlin Township. The 1984 Market Study identified this primary market area as the area that is covered by the Eaton Rapids' postal zip code (see Map 5). The following analysis of the Market Area's population is an except from the 1984 redevelopment plan: Eaton Rapids Area Composition Analysis: More than half of the residents in the Eaton Rapids Zip Code have above average or high spending potential. About one-quarter have below average spending potential, principally blue collar households of average income. The following population categories in the Eaton Rapids Zip Code merit special attention in terms of marketing, sales and advertising. Average Education, Two Income Households, Homes Built in the 60's and 70's: 2,726 people or 21 percent of the Eaton Rapids Area are in this category. These people have high purchasing potential and are attracted by convenient (evening) store hours due to the high incidence of two-paycheck households. Young, Married Homeowners, with Larger Families and Children: 3,854 people or 29.6 percent of the Eaton Rapids area is in this category. The median age of adults in this group is 34.0 or 39.9 years and between 49.0 and 50.4 percent of households have children. In addition, 80 percent of this group are homeowners. Generally, this group of people is attracted by events and sales promotions involving children. Although they have above average purchasing potential, they generally seek wholesome, inexpensive entertainment for the family. Moreover, they are likely to attend church on at least a semiregular basis. They are likely to have discretionary income for shopping at specialty stores and crafts shops. These people are often attracted by good general merchandise stores where school supplies, hardware and similar items are available. Based upon the consumer surveys, these people do -43- -, I ) �,--~ ] __,- 7 ,r i f< I I I :[ I j : ! : .I. i l I ~l I I • \ Lf ,·' '' i, i . ,I :~ t - I-96 ,, , , , "'I "' ~ CHARLOTTE, ,, , , , ' I I _ . _ _j~ ' I I I I POTTERVILLF., I J l -- - ~ I '--t. '' \ ~ ,,,, I I EATON RAPIDS l L - ·7 '\ \ 1 MASON I \ \ ''• ' •ILESLIE ' ' I I I I I - - --I I l I-94 JACKSON l I I l Il- l r-N rl - - _____...,___ __l en :=> ·1 '-------------------------------------EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 4 RETAIL MARKET AREA EATON RAPIDS Gove Associates Inc. -44- �r •. w ,, i . i ~. aw.nn::a:a:a I I L' _:::z H .:- -:--:;--L--....,. 4 ·' · ~~ 1 • L.. \' ~ g·: ; .~ !' •: I ,. 1 I ·" "ii · \• ~ ~ ,-== ,, ,..., __ :-• ,· EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 5 POSTAL ZIP CODE AREA EATON RAPIDS (48827) Gove Associates Inc. -45==; ~ �i ; '. !' ' r .., j' L.....e I l . most of their comparison shopping at regional malls in the Lansing area. There, sho[)ping, eating and perhaps attending a movie, create an entire day of entertainment. Although many of these people will visit downtown to feed the ducks or walk around the island, there is not enough attraction to hold their interest. Events that entail par tic ipa tion . f ram schools and contests involving children are typically most successful in changing these persons' perceptions about downtown and in ultimately altering their shopping patterns. Blue Collar Workers, with Children, Homeowners in Rural Areas: 3,087 or 23. 7 percent of the Eaton Rapids Zip Code is in this category. Eight out of every 10 of these households are homeowners and about half have children. In addition, more than 40 percent are blue collar households. These people, who have average purchasing potential, buy fewer expensive goods than the previously described category and they have little discretionary income for S[)ecialty store items, including meat and fish markets, bakeries and expensive crafts shol?S. Cultural events and art shows generally do not attract this group of people. Rather, they are most often attracted by events involving non-rock music, affordable food and events involving children. Table 23 compares the number and associated sales volumes for different types of retail establishments in the City in 1963 and 1982. -46- �r TABLE 23 •· RETAIL ESTABLISHMENTS AND SALES CITY OF EATON RAPIDS - 1963-1982 1963 1982 Sales Estab. ($11000) lisl'lllents Sales ($11000) Lunber, Building Materials, Hardware 7 $ 640 4 General Merchandise Group 6 216 ll Est.ab- I Change 1963-1982 Estab. Sales $ 990 -42.9 54.7 l (D) -83.3 (D) 2,665 4 13,045 -63.6 389.5 3 1,850 2 (D) -33.3 (Dl Servic:e Stations ll 938 5 6,089 -54.5 549.l Apparel, .Accessories 6 368 2 CD) -66. 7 (D) Furniture, lbne Furnishings l 2 (Dl 100.0 (Dl Eating, Drinking Places 8 9 (D) 12.5 (Dl Drug and Proprietary Stores 2 3 (Dl 50.0 (Dl Miscellaneous Retail 9 10 (D) 11.l (D) Type Food Stores Auto Dealers Gas Total (D) 284 (D) Sil 42 64 -34.4 (Dl Data is suppressed or deleted due to small nUlliler of establishllents in that category. SOORCE: Census of Retail Trade, Michigan; U.S. Departllent of Ccmnerce In 1982, Eaton Rapids was ranked 144th in Michigan for volume of retail sales for places of 2,500 or more inhabitants. This put Eaton Rapids behind Alma, St. Johns, Charlotte, Ionia, Albion and Mason and ahead of Grand Ledge and DeWitt. The City's total retail sales volume for that year was $35 .1 million ( see Table 24). When compared to those communities in terms of retail sales per capita, however, Eaton Rapids fares well, with $7,873 in sales per person in 1982. A high retail sales per capita does not necessarily mean that the residents of Eaton Rapids spend more in the City then residents of other areas do in their own communities, but quite likely reflects the fact that people living outside of Eaton Rapids spend a portion of their income in Eaton Rapids. That is, the City is a retail center for residents living in outlying areas, even though the number of retail establishments in the City decreased between 1963 and 1982. · -47- •I �. .: '· . TABLE 24 VOLUME OF RETAIL SALES STATEWIDE RANKIN3 FOR PLACES OF 2,500 OR MORE (Selected Areawide Cities of Comparable Size to Eaton Rapids) 1982 City Alma St. Johns Charlotte Ionia Albion Mason Eaton Rapids I'' SOURCE: Sales ($1,000) 73,615 64,337 62,482 50,195 39,133 37,928 35,135 Rank Estimated 1982 Population Sales Per Capita 81 89 92 111 138 140 144 9,511 7,454 8,430 5,933 10,820 6,166 4,463 $7,740 8,631 7,412 8,462 3,617 6,151 7,873 U.S. Department of Commerce - 1982 Census of Retail Trade By 1984, the number of retail establishments in Eaton Rapids consisted of 24 miscellaneous retail outlets, seven automotive establishments, three food and grocery stores and nine restaurants and taverns for a total of 43 retail establishments, which is consistent with the 1982 Census of Retail Trade tabulation. In 1982, 345 paid employees were working in retail establishments in the City. The Eaton Rapids, Hamlin and Eaton Rapids township survey responses indicated a general dissatisfaction with the current mix and lack of variety of stores in the downtown area. This reaction may be based on a negative perception of downtown Eaton Rapids compared to what is available in suburban shopping malls in Lansing and Jackson. There appears to be a concern among local residents regarding the rate of turnover of new businesses in the downtown area. This turnover can be attributed to a lack of business volume which in turn is due to the inability of the downtown area to compete effectively with newer, more modern retail facilities and merchandising techniques in larger urban areas. The key to downtown Eaton Rapids success as a retail center will lie in its ability to find and establish an appropriate 'niche' in the area's retail and service market, which will require structural (physical) alterations and improvements and new or different organization and merchandising techniques. -48- �r State Equalized Valuation The State Equalized Valuation on real property is very important to a community since it is the basis for local property tax revenues, one of the primary sources of revenue to meet government expenses. Equalized Value Equalized value is a barometer of the economic activity occurring in an area. Equalized value reflects market value of real property and hence a comparison of equalized values of real property classifications over time will indicate the relative strengths of the various types of property in the community. Table 25 displays the change in real property values and number of parcels for each major property type for the planning area over a 10 year period between 1978 and 1987 The table shows that, compared to surrounding townships, the City's equalized valuation for all real property grew at a relatively slow rate. The townships also created a larger number of new parcels than did the City. Residential valuation increased more than any other property class, commensurate with the rather large increase in the number of residential parcels. In 1978, the average residential parcel had an assessed value of $8,478, or a true cash value of $16,957. By 1987, that average valuation increased to $17,455, or a true cash value of $34,910. Residential property valuation in Eaton Rapids Township increased from $11,192 per property to $23,571 per parcel, and in Hamlin Township the average assessment per residential parcel increased from $6,562 to $20,000. The number of commercial parcels in the City increased only slightly over that 10 year period. In addition, only three commercial properties were added to the township's tax rolls. Of all property classifications in the planning area, commercial parcels and commercial assessments showed the lowest rate of growth. In 1978, the City's tax levy for municipal operations (including general operation, parks and sanitary landfill) was 13. 75 mills. At an assessed valuation of $17,116,400 for real property, the City collected $235,350 from its local real property base, representing 10. 2 percent of the City's total budget of $2,313,291. In 1987, the City was operating at 10.6557 mills (for general operations and parks) with a real property assessed valuation of $34,975,600, capturing $372,690 from real property taxes, or 8.4 percent of the City's total budget of $4,447,620. ~ - -49- �t I ~Agriculture No. of Parcels I I l~i,-,- EATON RAPIDS REAL PROPER' $ -• ~r- s-1-::,E % .... .,...,, , ..... 55.5 6 $ 0 0 ~: .:AL}_.:,.) Paton Rapids 'lbwnship Paton Ra_eids lJl 0 J _._... ...... _ - J..., ,..,,, .... ., .... , - Vt·~~ ES t •• .i 'J Hamlin 'lbwnshi_e % ·-- ... .,,_ - ... ., ... , '),, ·1 I 'lbtal Area % •--.- _.,, ·- .... .,..,, _.......... % ...,_ $4,208.0 273 $8,792.2 281 108.9 2.9 $2,588.7 294 $8,220 . 0 313 217.5 6.5 $6,852.2 573 $17,012.2 594 148.3 3.7 Coomercial No. of Parcels 3,210.1 173 5,256.1 177 63.7 2.3 287.4 14 414.6 15 44.3 7.1 84.5 20 282.1 22 233.0 10.0 3,582.0 207 5,952.8 214 66.2 3.4 Industrial No. of Parcels 1,472.5 21 2,158.1 35 46.6 66.7 87.9 7 142.8 8 62.5 14.3 87 . 6 3 84.5 5 -3.5 67.0 1,648.0 31 2,385.4 48 44.7 54.8 Residential No. of Parcels 12,378.4 1,460 27,561.5 1,579 122.7 8.2 7,946 . 0 710 22,840.4 969 187.4 36.5 3,510.6 535 14,179.9 409 303.9 32.5 23,835.0 2,705 64,581.8 3,257 171.0 20.4 23.8 16 114 31.0 Exempt No . of Parcels Total No. of Parcels SOURCE: 63 $17,116.5 1,723 78 $34,975.7 1,869 IDcal Equalized Valuation Analysis 104.3 8.5 $12,529.3 1,020 27 $32,190.0 1,300 68.8 8 156.9 $6,271.4 860 27.5 9 $22,766.5 758 12.5 263.0 23.0 87 $35,917.2 3,603 $89,932.2 4,227 150.4 17.2 �r- Table 26 depicts tax levies for cities of comparable ·size for 1978 and 1987. The S.E.V. in the table represents total real and personal property. Eaton Rapids has the lowest millage of all the cities identified and experienced the largest decrease in millage C-22.5%) between 1978 and 1987. City residents and businesses also paid the second lowest total tax rate (58.27 mils), although the total millage increased by almost 10 percent over the 10 year period - the third highest growth rate among the cities analyzed. ~ - I Table 27 displays the actual personal and real property tax by those municipalities in 1978 and 1987. In 1978, Eaton Rapids had the second lowest property tax revenue and by 1987, the City's property tax revenue was the lowest of the seven municipalities, due to the combination of its relatively low S.E.V. and tax rate. TABLE 27 ·CITY TAX LEVIES - 1978-1987 Estimated Population 1987 1978 City Taxes 1978 Taxes 1987 Taxes Population % % Chan:Je Chan:Je ~ Charlotte 8,250 8,880 $ 943,478 $1,129,302 19.7 7.6 DeWitt 2,674 3,556 229,894 451,514 96. 4 33.0 Eaton Rapids 4,506 4,526 318,036 422,982 33.0 0.4 Grand I.ed:_;;e 6,743 7,258 522,686 930,101 77.9 7.6 Mason 5,909 6,534 397,431 816,879 105.5 10.6 Ionia 6,008 5,970 423,765 726,952 71.5 -0.6 St. Johns 7,235 7,649 845,526 1,118,348.8 32.3 5.7 SOURCE: State Tax Cornnission, Michigan Departrrent of Treasury, 1978-1987 Gove Associates Populations Estimates; U.S. Census of Population, 1980; Population Estimates (1986) and Per capita Incone for Selected Towns and Townships and Incorporated Places - U.S. Census Bureau; Tri-county Ra;Jion Population Projections -51- ) ; �:· •--. -, l, . ' ~ -. ~ ,.i -~:; ~ - .1 TABLE 26 TAX LEVY - CITIES OF COMPARABLE SIZE 1978-1987 'lttal. 'la>es S.E.V. ($1 100)) O:ll1ty '1aK Rite City '1aK Rite % Ci 1978 Crerld:te 48,383.5 1987 73,188.7 % 1978 1987 51.3 5.50 6.75 9:h:ol '1aK Rite* (MIIS) (MIIS) 1978 1987 15.43 -~.9 32.86 38.~ 1987 Z2.1 19.50 (MIIS) % % 1978 'llDeS ($1.!CXX)) Rite (MIIS} % % 1978 1987 18.4 57.86 61.00 1978 1987 5.6 2,W.5 4,470.4 e W.8 U:witt 15,429.2 34,598.7 124.2 5.70 5.00 1.8 14.~ 13.(6 -12.4 41.45 47.39 14.3 62.(6 f6.24 6.8 957.4 2,291.9 139.4 Eatrn 23,129.8 39,695.0 71..6 5.50 6.75 Z2.1 13.75 1D.f6 -Z2.5 33.78 4l.87 21.0 53.03 58.27 9.9 l,~.6 2,ID.l 00.6 Grarrl I..a:ge :rl.692.0 55,862.7 82.0 5.50 6.75 Z2.1 17.03 16.65 -2.2 39.55 44.16 11.7 62.00 ol.% 8.8 l,~.4 3,774.0 ~-1 Mi9:I1 :r>, ro0.9 59,W.6 94.4 7.94 7.63 -3.9 12.92 13.f6 5.7 38.00 47.15 21.3 59.74 f6.44 11.2 1,837.7 4,092.7 l'Z2.8 Iroia 27,339.3 43,523.0 59.2 5.15 5.25 1.9 15.50 16.70 7.7 35.84 -:Il.32 39.0 47.49 59.27 24.8 1,298.5 2,579.7 ~-i St:. •.J::t-IB 44,501.4 78,625.7 76.7 5.70 5.00 1.8 19.00 14.Z2 -25.2 :ll.33 ~-70 21.0 55.03 %.72 3.1 2,448.9 4,459.9 82.l R:pi.d, I U1 N I *School TaX Rate includes local public school and internediate school district rates SCXJOCE: State Tax Conmission, Michigan I:epartnent of Treasury, 1978-1987 ,. ' ] �.... Synopsis l Economic development is the key factor in community growth and the quality of life available to local residents. Employment, family income, retail sales and property valuation, all reflect the viability of the areawide and the community's economy. Eaton Rapids' economy is healthy in terms of personal incomes and employment opportunities available to local residents. That condition is, however, tempered by the relatively lower incomes of the City's residents when compared to the surrounding townships and the fact that most residents of the area are employed outside of the area, primarily in Lansing. Total retail sales in Eaton Rapids are not at the level of other ,comparably sized communities in the general Lansing area and that is reflected in the slow growth in the total number of new commercial establishments. Retail sales per capita, however, indicate that the City is still a viable center of commercial activity for City residents and those living outside the City. Property valuations are increasing at a slower rate than in the surrounding townships. However, that is to be expected because of the relatively developed character of the City compared to the amount of undeveloped land in the surrounding townships. The city's relatively low total tax levy, while not maximizing local revenues for municipal capital improvements and operating costs, does potentially help to create a more favorable business climate. In essence, the City's economy is a mixed picture, with the Lansing area providing the major resource for local employment, and with a continuing growth in new households in the City's surrounding townships, which could potentially help to increase retail activity in Eaton Rapids. The nucleus appears to be in place for expanded commercial activity in the future. -53- J rr---- I1 ~ '· I �r· '; .' I : ·• ' .. ,. l. SECTION VI ! ' -• EXISTING LAND USE AND NATURAL RESOURCES �...... ' ., EXISTIN'.i LAND USE AND NATURAL RESOURCES Introduction Any decisions that impact upon or change the physical development of the City must be done in the framework of existing development. Residential, commercial, ind us trial and other land use patterns will greatly influence such decisions. Of all the data required for the Comprehensive Development Plan, the study of existing land use has perhaps the widest variety of applications. Following are some of the basic applications of the analysis of existing land use that local officials may find useful: defines principal traffic generators. can be used to estimate municipal services. existing needs for shows areas and particular locations of incompatible land uses. provides an understanding of physical features and their relationship to the development of various land uses. can be used in the day-to-day zoning and subdivision review. problems of Along with the relationship of various land uses within the planning area, the strengths and weaknesses of land use patterns will be analyzed. Major problems in land development, including drainage, destruction of scenic areas, strip commercial development, and other natural and man-made problems will be identified. On the other hand, inherent positive resources, such as woodlands and scenic areas, will also be discussed. I .. In collecting information to be used in developing this plan, the Planning Commission conducted a survey of all structures and vacant lands within the City during the summer of 1987. This information, combined with aerial photography from 1985, provides a composite of the planning area's existing land use mix. Natural Resources The specific land uses of any area are often determined, in a large part, by the existing natural resources. This includes factors such as topography, soil types, climate, -54- �vegetation, groundwater, and wildlife. Because Eaton Rapids is a part of a much larger area - i.e., Eaton County and the south-central region of the State - many of its features are similar to the surrounding areas, and may be dealt with in general terms (i.e. climate). Other resources, such as wetlands and forest areas, are much more specific to various parts of the City, and can be mentioned independently. I The City of Eaton Rapids covers approximately three square miles, with a fairly level topography throughout. The Grand River runs through the center of the City, with Spring Brook branching from it. The residential portions of the City are located around a central business district, and there are dispersed woodlots, wetlands, and agricultural areas toward its periphery. i Soils ,I An important consideration when determining the use of land in most areas are the various soil types available. Soils, and their various associations, are related to geology, land forms, relief, climate, and natural vegetation of the area. Each soil type and/or association has defined limitations for specific types of development, and is, in turn, reflected in the analysis and establishment of the land use plan. Eaton Rapids has eight different soil types, primarily consisting of the Boyer Series (approximately 50% of the City). The following table describes each soil type and their limitations. TABLE 28 SOILS IN EATON RAPIDS AND THEIR LIMITATIONS Type Boyer wamy Sand Boyer Sandy IDain Cohoctah Fine Sandy IDain Gilford Sandy IDain Houghton Mucle OWosso-Marlette Sandy I.Dams Shoals-Sloan wasepi Sandy SOURCE: I.Dams IDain Shallow Excavations Dwellings Without Basements Dwellings With Baserrents Severe Severe M:rlerate M:rlerate Slight Slight Slight M:rlerate M:rlerate M:rlerate Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Severe Slight Severe Severe M:rlerate Severe Severe Slight Severe Severe M::xierate Severe Severe M:rlerate Severe Severe Soil Survey of Eaton County, Michigan · -55- IJ:Jcal Small Comercial Roads & Buildings Streets �L j ,. ... .., I Of those soils listed, the Boyer series is generally best for residential and commercial development. This is consistent with much of the existing land use in the City, as the residential and commercial areas are concentrated primarily on the Boyer soils. Most other areas are suitable only for agriculture. Although some building on these soils may be possible, it generally is restricted to residential developments in limited areas. '·; . Topography L 'l. . .. ( The topography of the City is representative of the county and surrounding areas in general. The relatively flat land varies only from a low point of 871 feet above sea level at Main and State Streets, to a high of 928 feet above sea level in the northwest corner of the City (Kemler and Dexter Roads). Generally, elevations range around 880 to 900 feet above sea level. The lower elevations tend to be centralized in the City, primarily where the Grand River and Spring Brook intersect to form the Central Business District Island. This is also the area of highest commercial density. Moving outward toward the periphery produces higher elevations, but also larger open areas used for residential and agriculture purposes. Some quarrying and mining, along with wetland areas, do exist on the west side of the City, resulting in lower elevations in these locations. Water r 'I j • The Grand River enters the City from the southeast (Hamlin Township), and flows toward Lansing to the northeast (Eaton Rapids Township). The river runs through the City from the south to the north, on the eastern side of the Central Business District. Spring Brook, which is a tributary of the Grand River, branches off east of North Main Street toward the southwest. This effectively leaves a portion of the Central Business District on an island surrounded by Spring Brook on the north and the west, the Grand River on the east, and a channel between the two on the south. The Grand River has two islands east of the Central Business District, the largest (Island Park) which acts as a focal point in the City and a linkage to the downtown. Map 6 is a copy of the Flood Insurance Rate Map for the City (October, 1982). Shown on the map are areas containing the 100 and 150 year flood boundaries. Primarily, flooding in the Grand River is during the winter and spring, although heavy summer thunderstorms may also cause flooding. I-, -56- �~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 6 100 YEAR FLOOD AREA CITY OF EATON RAPIDS Gove Associates Inc. -57- �Three dams, which act as flood protection measures and electrical generation backwater retension, are located Grand River. Two are positioned below the Knight Bridge and impound water for Island Park. The third at State Street, and a diversion canal to Spring Brook a hydroelectric plant in the City. hydroin the Street dam is serves I _ r-• 1 ;I -. 't -f • L.' One mile southeast of Eaton Rapids is the Smithville Dam, which is also used for hydroelectric generation. This facility is the main source of flood control for the City, while only one of the smaller dams in the City can be opened to send water downstream in case of severe high water. The following zones apply to the Flood Insurance Rate Map 6 (Flood Insurance Study, City of Eaton Rapids). ZONE EXPLANATION A Areas of 100-year flood; base flood elevations and flood hazard factors not determined. AD Areas of 100-year shallow flooding where depths are between one Cl) and three (3) feet; average depths of inundation are shown, but no flood hazard factors are determined. AH Areas of 100-year shallow flooding where depths are between one Cl) and three (3) feet; base flood elevations are shown, but no flood hazard factors are determined. A-l-A30 Areas of 100-year flood; base flood elevations and flood hazard factors determined. A99 Areas of 100-year flood to be protected by flood protection system under construction; base flood elevations and flood hazard factors not determined. B Areas between limits of the 100-year flood and 500year flood; or certain areas subject to 100-year flooding with average depths less than one (1) foot or where the contributing drainage area is less than one square mile; or areas protected by leaves from the base flood. (Medium shading) C Areas of minimal flooding. -58- (No shading) �Climate Because Eaton Rapids is inland within the State, the influence of the Great Lakes' is small. Lake Michigan's most noticeable influence is increased cloudiness, which moderates the minimum temperature during cold spells late in the fall and early in the winter. The City's climate is continental. Daily, seasonal, and annual temperature changes recorded at weather stations in the county (e.g. at Charlotte) are larger than those recorded at stations at a similar latitude near the Great Lakes. Because the day-to-day weather is controlled largely by the movement of pressure systems across the nation, prolonged periods of hot, humid weather in summer, and extreme cold in winter, are seldom experienced. Temperatures will range from an average daily low of 14°F in January, to 84 °F in July. The annual average in the County is 58.8°F for a high, and 36.4°F for a low. Precipitation averages approximately majority falling in June (almost 4"). 32" a year, with the Eaton Rapids will also receive approximately 68 days a year which have at least one inch or more of snow cover. Vegetation When areas around Eaton Rapids were first settled, lumbering was second in importance to farming. Several forest types occurred on soils of certain similar characteristics. The moderately coarse textured, well drained soils - such as the Boyer - supported oak-hickory type forests that locally included beech, sugar maple, elm, ash, and walnut. The finer textured, well drained and moderately well drained soils such as Owosso-Marlette - supported maple-beech type forests. Another hardwood forest type occurred on the somewhat poorly drained, and very poorly drained mineral soils such as Gil£ ord. Here, elm, ash, so£ t maple, hickory, and swamp white oak have been the dominant species. Only a few woodlots of second growth timber remain, mostly on the poorly drained mineral soils. This second growth timber is about the same as the original vegetation. Many areas which have been pastured support a thorny undergrowth. The tree coverage which does exist in the City is relatively scattered. The largest groupings occur in the north along the City boundaries, in the southeast at the Grand River as it comes into the City from Hamlin Township, and in the southwest at the Spring Brook-Hobart Drain area and extending up into the central-western portion of the City. -59- ·,I �Land Use Classifications r \ , A classification of land uses is necessary to insure a common understanding of the material presented. Land use can be grouped into major categories such as residential, commercial, industrial, open land uses and others. However, these categories are not precise enough for planning purposes and further division of the major categories is necessary. The following is a description of the various land use classifications used in this plan. Residential This indicates an area in which dwellings with their accessory buildings occupy the major portion of the land and including the following subcategories: Single-Family Residential - An area in which a singlefamily dwelling unit and its accessory buildings are located. Duplex - A building containing two separate quarters for occupancy by two households. living Multiple-Family - An area in which there are three or more dwelling units per residential structure or lot, consisting primarily of apartments. Mobile Homes - Year-round or seasonal mobile homes. Commercial These uses are land areas, with or without structures, where goods are distributed or personal business services are provided, including the retail sale of goods and services to local residents and highway oriented uses. Offices This category would include such uses as professional offices, real estate offices, banks and insurance companies. Public and Quasi-Public Land areas and facilities which are available to or used by all of the people within a particular service area, such as schools, libraries and government buildings, are in this category. Also included in this classification are areas and buildings which are used by a limited number of persons with particular interest and nonprofit organizations. They are uses such as churches, clubs and other activities. -60- �Recreation and Open Space .I This category includes land areas with or without structures that cater to the recreation needs of the public. Such land uses include parks, recreation areas and similar uses. I _} Warehousing and Storage This classification applies to land areas which are used for the open storage of materials, such as concrete block, coal, junk cars or other waste materials, or enclosed storage areas, such as storehouses, depots or other warehousing. Manufacturing and Utility Plants Manufacturing includes land areas with or without buildings where new or semif inished material is processed, fabricated and/or manufactured. Utilities include both public and private uses for providing general utility services, such as electric power stations, gas regulator stations and other facilities of this nature. Transportation This category is comprised of all dedicated surface rightsof-way, includin~ highways and railroads, which are used for the movement of people and goods and parking areas. Agricultural Land This classification is applied principally to land areas used for crop land, permanent pasture land and land lying fallow but which indicates cultivation at an earlier date. Due to the variations in the agricultural practices of farmers in terms of land cultivation, this classification is flexible for specific parcels. Vacant Land Vacant land is land not used for any purpose heretofore listed in built-up areas or undeveloped portions of the planning area and includes scrub areas and vacant lots within built-up subdivisions. -61- ' .I �Analysis of Land Use Patterns '' ... The land use categories as defined above were used in mapping the results of the field survey as shown on Map 7. The map is a generalization of the various patterns of land use within the City as of the summer of 1987. The purpose of the map is not to show every detail of development within the area. Instead, land uses that display similar characteristics are grouped into categories. Patterns are thus discernible and analysis is made possible. An acreage summary of the land uses is presented in Table 29. During the _summer of 1987, the Eaton Rapids Planning Commission conducted a "windshield" survey of land uses within the City. The purpose of that survey was to obtain a current inventory of the type, location and condition of the primary structures on each lot, excluding the Central Business District. The Central Business District was excluded, as recent data on the CBD was available from other sources. Using vehicles, the Planning Commission surveyed structures in all other sectors of the City, denoting the use of primary structure (residential, commercial, office, industrial, church, etc.), the number of stories in that structure and the general condition (good, deteriorated or dilapidated) of the structure. This data was then transferred from field maps to a composite base map to establish a comprehensive overview of existing land uses. Map 2 reflects the results of this survey relative to structural condition. The composite base map was compared to a 1985 aerial photograph of the City and adjusted accordingly. The result is the existing land use map (Map 7). The procedure used on conducting the land use survey is identified in more detail in Appendix A. -62- �I'.:"""\ ; TABLE 29 EXISTIOO LAND USE EATON RAPIDS, MICHIGAN - 1967, 1987 Acreage land Use Residential Single-Family Multiple Residential 1967 1987 332 487 16.0 23.5 330* 469 13.5 22.6 2 17 0.1 0.8 Duplex Canrercial Office Public and Quasi-Public Percent of Total 1967 1987 1 0.01 31 38 1.5 1.8 2 7 0.1 0.3 112 134* 5.4 7.9 Recreation and Open Space 22 54 1.1 1.2 warehousing and Storage 17 19 0.9 0.9 Manufacturing 44 50 2.1 2.4 Transportation 229 229 11.0 11.1 1,198 969 58.0 46.8 water 85 85 4.1 4.1 Total 2,072 2,072 100.0 100.0 Agriculture an Vacant *Includes duplex units. **Includes 58.7 acres general public/semi-public, 30.l acres schools, 42.4 acres cemetery, 2.6 acres public parking. SOURCE: 1969 Eaton Rapids Comprehensive Plan; Gove Associates Inc. Estimates (1987) -63- . ,-__ : �J ~) Ii\• ~ > • > ',,~. > • > > " > eu w ~~ , ,;,;/ I I 1)' , 1 . . F,; ~1 J.il•t>=::tcu:: I • •• -, I ~--1 1 ~ .. •IL.~~iflll~~~ll lf~;~ I,I~i•~n - " 'CC[ . - . . •• . ~ I i rmr-r,.rrr:rrr--i L";-··, ...r.,- I !a&~ · ·. ~~1/U'.~..; ~!-,i. ;~C~ I -i ~ ffl ! -,,,n,-,,-, ,-,,,:,--,-·11.--, '--- • ~ r ·«.f' ,--_ ~~~~~ . ·,.· -- . . ~ □ • ~- • \ =-~•.• ., '/•, ~t...,,:-w~~ifm~ r~~ . -~- ~~- · --~;. ' -:71#Jlfl~E(~rl_L :~,;..~ ,., .,.. • . ·, ~ 1• . '..J~ .• - - - - ~ ~; , j;)' . , ti • • 1 - 'i='i!i~ I~ : •· ': • ... E-~ ,.if/ ~ ;~~ I • /ifJil " ,-.- '- > I I~•..,;• ~ •. ej'i•fro•.. :>'.! I, . J; •'·• ...:I t.o1. :':,.;;; ',;..~., er ,; . •~ ~-. - :==:~ . . 6 -~ >: . _. ..·.~- ,~. ,. ~~ .. '<. :• • ·!, '. . ' .---·'-:- _; • . ., 6 •• '•.. --..-.,.~- .. . • '• // ~• ' 1'/;l~!I#j,._.. ISi .i,I: a, ,>.,__ t----------, :~·u·. l ~1t1·~~-: □ !~ I . . .·••:!! '·-)~·• & :f s I IIElil! ~~ !~~~;-1h~·:r:.--cp - ' · I . ·· "', ,, i -,mTwo• - •• - , • "" ;,...-or .. ✓- I / ..• N ! .. .. 0) I ,.ft" t'',.~ • I ' ij ~I EATON RAPIDS COMPREHENSIVE PLAN I O'I ~ I MAP 7 EXISTING LAND USE EATON RAPIDS legend □ Residential Retail Cannercial ~ W:lrehouse Q School lS) Office l!l!llllffiPublic Facility T Manufacturing ·~·f.'~.....~ {!iJ.':t;.~'<t Park/Recreation t .,~.'-') \_r .., ,. ~ ~" ~ Off-Street Parking i::o;o::o::o::o:o:; .. • :::::::;::::::: !bsp1 tal •,.o,.o,..o,..o.,o ,. o...,o @ I Gove Associates Inc. �Residential Single-Family Residential I \ • ' i ; Within Eaton Rapids, 469 acres or 22.6 percent of the City's area is devoted to single-family use ( see Map 8). Three distinct areas of single-family use are discernible. One area is in the northwest part of the City. Another is to the south of Spring Brook and to the west of the Grand River. The third area is to the east of the Grand River. The first residential area is divided by major highways, M-99 and M-50. This has fragmented residential development so that a cohesive neighborhood has not developed. Mixing of commercial and industrial land uses in this area has tended to downgrade single-family development. Some single-family homes within this area are substandard. ' ' .. ' The second residential area is also divided by several major transportation arteries. South Main Street (M-50 and M-99) and Water Street (M-188) create an east-west division. Furthermore, the prevalence of small blocks with alleys causes a disproportionally large acreage in transportation facilities. A mixture of land uses occurs in Area II. Commercial uses have located along South Main Street and warehousing and storage has located along the former railroad. As in Area I, some single-family homes are substandard and this area will become more deteriorated unless corrective measures are taken. In the far southwest portion of Area II, new residential areas have developed. The third area, on the east side of the Grand River, is not fragmented by transportation arteries. While State Street di vi des the area into north and south, it also acts as a collector street for residential development. Single-family development to the north of State Street represents early residential development in Eaton Rapids. Most of the single family homes in this area are basically in sound condition, with a few units showing signs of deterioration. A number of multiple family complexes are located in the area. Property on the City's eastern boundary north of State Street has recently been subdivided and is projected to be the area where most new residential development will occur in the near future. • The area south of State Street has both old and new development. Overall, this section of the City has the highest rate of housing in good condition . -65- �•-•-•.:.....•-•-•~--•-• ...,,,..---.~-====-==~~L AREA 111 EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 8 RESIDENTIAL NEIGHBORHOODS EATON RAPIDS Gove Associates Inc. -66- �Multiple Residential ' , Land area devoted to multiple family housing has increased substantially from two acres to 17 acres between 1967 and 1987. The greatest concentration of such development is in Area III, adjacent to State Street. The high cost of housing coupled with changing lifestyles will create a more intense demand for multiple family housing, consisting of both condominium units and rental apartments. i .• t,j __ Other Residential I • t . Other residential property consists of mobile homes and duplexes. There are an estimated 28 mobile homes in the City, encompassing a total of about five acres. The majority of these units are located within one mobile home park. Most of the City's duplexes are concentrated in Area I and encompass one or two acres of land. Most of the units are older and located next to single-family housing. In addition, nine new duplex units have recently been built in Area III. Mobile homes and duplexes are not uses that conflict directly with single-family housing although they are not necessarily always compatible with single-family housing. By law, however, mobile homes are allowed to be located in 'stickbuil t' single-family areas. A 148-uni t Manufactured Home Community is being planned on Hyatt Street in the southwest part of the City. Commercial These uses in the City represent about 38 acres, an increase of seven acres over 1967. Two separate types of commercial development exist and will be discussed individually. Central Business District This is the core area of the City and encompasses about five acres. Retail stores, offices, entertainment and dining spots and service establishments are congregated in one location. The past several decades have witnessed the general decline of central business districts due primarily to obsolescence, traffic congestion, and shopping center competition. Eaton Rapids' CBD is no exception to the above problem. Obsolesence of the CBD is apparent. The buildings are old and sometimes not cared for, especially the rear of the stores. The back of stores becomes important when Customer parking is to the rear of buildings as it is in Eaton Rapids. Vehicular traffic has ready access to the CBD by Main Street (M-99, M-50). Parking as well as movement of vehicles are primary considerations in a CBD. Parking is essential. The -67- �west side of Main Street has parking lots behind the stores fronting on Main Street, as well as a parking lot off of Hall Street. The east side of Main Street has less parking behind stores. Also, the loading and unloading of trucks may cause a problem on the east side of Main Street since alleys are narrow and parking does not abut all stores. The Eaton Rapids CBD has one major physical advantage that up to the present has been largely ignored. This natural asset is water. The Central Business District is virtually an island. The only effort to attract shoppers to the CBD has been the redesign and landscaping on Hamlin Street between Main Street and Island Park. For the most part, businesses have turned their back to the water and fronted onto Main Street. Island Park provides an excellent beginning in developing a scenic area in conjunction with the CBD. Further emphasis should be placed on integrating existing and potential park areas with the CBD. There is currently an effort underway to redevelop the block north of Knight Street, including the old Horner property on the corner of Main and Canal as a central market place emphasizing the river. Done properly, the redevelopment can act as a major emphasis for commercial growth downtown. Non CBD Commerical In every city, there are commercial uses that are not located in the Central Business District. These uses include gas stations, motels, drive-in eating establishments, and similar commercial uses that rely on passing motorists as their customers and locate along major highways. Such uses are found along South Main Street, Dexter Road, and Michigan Street Call state trunklines). Unless properly controlled, commercial developments along major highways can create several problems. These commercial establishments cause turning movements onto and off the highway. Such movements conflict with through traffic, slowing the traffic and creating a safety hazard. Service roads and limitation of driveway permits would minimize this problem. If not properly controlled, such commercial development can have a depressing effect on contiguous residential land. Adequate buffering from residential development is necessary. Warehousing and Storage This land use is primarily located in relation to industries and the abandoned Penn Central Rail Line. Approximately 19 acres are devoted to such use. When storage is located along with industry, the effect upon the remainder of the community is negligible. However, when warehousing and storage mixes -68- > ; I ,I �with residential property, as it does in Eaton Rapids, particularly in Area I, then it causes a deteriorating influence on residential homes. To prevent further deterioration, warehousing and storage should be removed and relocated in the City's Industrial Park, or buffered from residential areas. Greenbelts or ornamental fencing should be provided to protect the property values of surrounding residential development. Manufacturing and Utility Plants I , l. The City of Eaton Rapids has 50 acres in industrial use, an additional 6 acres over 1967. The older manufacturing plants have located in the southern portion of the City near the former Penn Central Railroad and new industrial park. The City's industrial park encompasses a total area of 23 .16 acres adjacent to Hamman Road. The site contains an improved entrance road, water and electric service. Approximately nine acres are developed with existing ind us tries, leaving almost 14 one-half acres available for future development. Whenever an industrial area is contiguous to a residential area, an adequate buffer strip, maintained by the industry, should be provided. This also applies to utility transformers in residential areas. Several manufacturing plants are located adjacent to residential subdivisions. Plant traffic uses residential streets as access to the plant and this produces a large volume of traffic on residential streets, creating a traffic hazard. Transportation r. I I " Approximately 229 acres or 11 percent of the City's land area is in transportation use. Transportation uses demand a large proportion of the land area, and if not properly planned, the transportation system can consume valuable land needlessly. The road rights-of-way are the largest single land use in the transportation category. Those areas in Eaton Rapids that were developed around the turn of the century have a high proportion of their area in roads and alleys. The newer residential areas have larger blocks with less of their area in streets and alleys in these areas have been eliminated. Three state highways go through the City. While the poor condition of M-99 north of the CBD is serious, the Michigan Department of Transportation is currently realigning M-99 and M-50 at the corner of Canal and Main Streets to provide a safer intersection. M-99 from this intersection to the north City limits is also being widened to three lanes. -69- �The Grand River, Spring Brook, and the channel connecting them, present a natural barrier to transportation. To unify Eaton Rapids, bridges had to be constructed. Two bridges for vehicular traffic currently cross the Grand River and connect residential development on the east side of the River to the CBD and Main Street on the west side of the River. An additional bridge should be constructed across the Grand River north of the CBD to access the residential areas east of the Grand River. Office Approximately seven acres are devoted to office use, compared to two acres in 1967. The largest share of this total is in the CBD and constitutes bank, insurance and professional offices. Office uses are becoming increasingly important to CBD's since offices attract workers who use the various services in the CBD. Other offices in the City are used in connection with industrial firms and the City's Municipal offices are located in one building on the corner of Hamlin and Main Streets. Public and Quasi-Public These uses represent 7. 9 percent of the City's area or 164 acres. The largest uses are the sewage treatment plant, a cemetery and schools. There are seven churches in the City, covering about 14 acres, with property ranging in area from 6,600 square feet to 10 acres. Public uses, such as schools, the hospital, and municipal offices are further analyzed as to adequacy, location and site size in the Community Facilities Services Section. Churches have historically located wherever church officials desired. In Eaton Rapids most churches are located on local streets in residential areas. Several nuisance factors can be associated with church development. For example, churches generate traffic, especially on Sunday and off-street parking often is inadequate with overflow of parking on Sunday generally occurring on local streets. City officials should insure that church sites are large enough to provide for adequate off-street parking. Recreation and Open Space Such land area is essential to a community. In the City of Eaton Rapids about 54 acres are devoted to such use. (This does not include recreation uses associated with schools). -70- .J �.,... The other developed recreation area is the old athletic field north of Spring Brook. This field is low and marshy and seems best utilized for recreation space. In addition, the marshy areas along the Grand River in the northern part of the City and other wet, lowland areas could become recreation space. l Open land between McArthur River Drive and the Grand River acts as a scenic greenbelt. Similar greenbelt space should be encouraged as much as possible on both sides of the river. l ' Vacant Land ' L Nine hundred sixty-nine acres are in vacant, water or agricultural use. While a small amount of this land is used for agricultural purposes, it can be expected that, with rising property values, agriculture will not long remain a land use within the City. Very little land is forested. Wherever stands of trees do -exist, an effort should be made to preserve them as woodland provides a refreshing contrast to open land. Also, much of the City's area, (85 acres), is water. The natural beauty and recreation value of the river has not been fully realized. Concentrated efforts should be made to integrate water resources with urban development in Eaton Rapids. Synopsis l ' The City of Eaton Rapids may be divided into three distinct single-family residential areas, one on the north and northwest of the Central Business District, one to the south and one to the east. The first two areas evidence a mixture of land uses with commercial and industrial uses interspersed with the residences; the third area has a few nonresidentially related uses and it contains the bulk of the City's newer subdivisions. Apartment development is increasing, especially in the eastern portion of the City. The majority of new residential development is expected to take place in this area. The bulk of the commercial and office uses are concentrated in the Central Business District, which is in need of substantial revitalization to promote a restructuring of its niche in the greater Lansing market. The unique position of the downtown surrounded by water offers a substantial potential as an attractive shopping area. One hundred eighty-eight acres are devoted to public, semipublic, recreation and open space uses. They are discussed in the Community Facilities Study. -71- �Properties bordering the southern segments of Main Street (M-99) are in the process of making the transition from residential to commercial land use, creating potential traffic problems and contributing further to the decline of business in the CBD. Proper designation of land use in this area is a key component of future land use planning. I -, i I warehousing and manufacturing uses are located adjacent to the Central Business District of the City, and on the south side of the City within residential areas. The development of the City's new industrial park on Kinneville Road is a step in the right direction to concentrate industries in an appropriately designed area. Almost half of the City is still vacant, particularly along the northern and eastern perimeters, providing an excellent opportunity to plan for the future development of the City. A large portion of vacant land in the western part of the City is in low lying topography, and susceptible to 100 year flooding. These areas should be set aside for open space or recreation. -72- �I • I I ' ~·-., ''I . t, .;, t . r , I l . - ' i 'l ',• I ' !~ ,.. ' ' SECTION VII STREETS AND ROADS ANALYSIS �, .... STREETS AND ROADS ANALYSIS Existing Conditions : I : ' . { l The primary road in Eaton Rapids is Main Street (M-50/M-99) which bisects the commercial core of the downtown. On the north, the street turns west toward Charlotte (becoming Dexter/M-50), and northeast toward Lansing (Canal; Michigan/M-99). South of the Central Business District, Water Street ( M-18 8) intersects with Main Street and Spicerville Highway and Kinneville Road intersect at the south end of the City. The remainder of the roads are primarily local streets which serve residential neighborhoods. State Street is a primary road on the east side. Road Classifications The network of streets in Eaton Rapids may be defined in a functional hierarchy, by evaluating the size and use of the road, and the land uses it serves. This includes: ' \ . Arterial (e.g. M-99): Relatively high capacity roads which provide unity throughout a contiguous urban area; medium speed/capacity roads for intracommunity travel as well as access to rest of county-wide arterial highway system. Should have minor access control and channelized intersection. Four miles of arterial roads exist within Eaton Rapids. Collector (e.g. State St.): Relatively low speed/low volume street, typically two lanes, for circulation within and between neighborhoods. The roads serve generally short trips and are meant to collect trips from local streets and distribute them to the arterial network. The City currently contains 6.7 miles of collector streets. I • Local Streets (e.g. Leonard St. ) : Low speed/low volume roads which provide direct access to abutting land uses. Nonconducive to through traffic. There are currently 19.95 miles of local streets in the City. It should be noted that M-50, M-99, Michigan/Main, and Water Streets, designated as State trunklines. -73- and M-188 (Dexter, respectively), are �:s 2 '" . I A I1 I l I I I I 1-CITY OF EATON RAPlbS EATON COUNTY, MICHIGAN EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN legend MAP 9 STREET CLASSIFICATIONS ARTERIAL '11.Z ZZZ ZZZZZ COLLECTOR @ ·LOCAL -74- Gove Associates Inc. J �i. ...;. Daily Traffic Volumes Exact 24-hour traffic counts in Eaton Rapids have been somewhat sporadic over the years, as shown on the next page. However, from this we can determine where the majority of traffic is entering and/or leaving the City. This breaks down as: i..: . ; . J. Michigan Street (M-99) South Main Street (M-50/M-99) Dexter Road (M-50) Spicerville Highway Water Street (M-188) 40% 28% 21% 7% 4% Evidently, the Lansing area on the north and Charlotte on the west exhibit the greatest influence on the City of Eaton Rapids. This primarily reflects individuals traveling to and from work, and shopping in the other communities. Map 10 identifies traffic counts in different years, primarily along Main Street . As shown on Table 30, vehicular traffic on major streets have, in general, increased slightly over the part 10-15 years. The most noticeable increase has occurred on Brook Street and on Main Street just north of Hamlin. This would tend to indicate that a greater amount of activity (new construction, more jobs and other attractions) have occurred on the western side of the City. However, it is likely that this has levelled off in the past five years, and more traffic is and will be - generated on the eastern side of the City. New developments in this location and a general tendency for the City to expand in an eastern direction may increase traffic volumes on all streets in this area, although not by a significant amount. With the redevelooment of the Old Horner Woolen Mill site, additional traff i"c will be added to the Canal/Main street area which is already one of the highest traffic volume areas in the City. Sidewalks, Curb and Gutter Except for approximately 2,000 linear feet, the City's streets are essentially paved or seal-coated. Of the approximately 31 miles of streets within the City, approximately 47 percent are improved with curb and gutter. These are primarily located within the older, more established portion of the City, including the Central Business District, the residential area between North River Street and East Street, and north of, and along, Dexter Street, as well as residential areas south of King Street between Water Street -75- �- I ► ~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 10 TRAFFIC COUNTS Gove Associates Inc. -76- �TABLE 30 ' ' VEHICULAR TRAFFIC ON MAJOR STREETS ! ; ' , Vehicle Count for 24 Hr. Period \'.' Vehicle Count for 24 Hr. Period Year Count Taken* % Charge/Yr 3,810 1973 4,362 1986 984 1975 1,447 1982 4.6 7,003 1973 9,695 1986 2.1 11,877 1973 14,596 1986 1.4 1,913 1977 1,828 1982 -.89 M:iin/Hamlin lU,546 1977 13,015 1982 3.8 M:iin/Broa.d 13,783 1973 15,139 1986 .69 M:iin/W. Plain 11,396 1973 11,852 1983 .16 1,171 1973 1,112 1986 -.39 71U 1974 89Y 1986 1.8 ' . Dexter Road r~. Brook Street ( Year Count Taken* .97 . M:iin/Dexter .~· M:iin/Sprin;; Brook I·., , : .... W. Hamlin W3.ter/W. s. W:l.ter *lt>te: SOURCE: Plain Counts not available for sorre years in all locations Michigan Cepartnent of Transportation -77- �r---,. i and Hale Street (see Map 11). The majority of curb and gutters are along collector streets such as State Street, Hall Street and East Street. I '· There are 16.02 miles of sidewalk within the City. As with curb and gutter, the majority of sidewalks are located in the older, more developed portion of Eaton Rapids (see Map 12). While most areas that are improved with sidewalks, contain sidewalks on both sides of the street, there are several streets that have sidewalks on one side. The majority of those streets do not have curb and gutter. In essence, while about 50 percent of the City contains curb and gutter and/or sidewalks, the majority of streets away from the core of the City, and which were built at a later time period, do not have curb gutter and sidewalk improvements. Alternative Transporation Methods Other than by private vehicle, Eaton Rapids only other form of transit is via the EATRAN Public Bus System. Rail service is no longer available in the City, and the closest commercial airport is in Lansing CCapital City Airport) approximately 25 miles north. The small Charlotte municipal airport is 10 miles to the west. The EATRAN system works on a reservation-required basis only. Although residents may be picked up almost anywhere in the City, a one-hour reservation is needed to join a "Dial-A-Ride" route between Eaton Rapids and most adjoining communities. Rides to other outlying areas require a reservation 24 hours in advance, since only one vehicle is allocated for this service. Connections to the Capital Area Transit Authority (CATA) are also offered, which services the greater Lansing Area. In total, EATRAN serves Eaton Rapids with 14 scheduled bus routes daily, although no specific pickup and drop points are provided. Problem Areas The most often cited problem areas for traffic evolve around the core of the downtown. Individuals looking for parking spaces, specific establishments, or simply as through traffic, tend to slow down and add congestion to the overall flow of traffic. If vehicular control devices (stop signs, lights, etc.) are poorly placed, the problems are magnified. Most readily identifiable is the Hamlin/Main Street intersection. Vehicles traveling east on Hamlin have trouble maki~g a left on Main to proceed north. Many residents have asked for a traffic signal in this location, but the number of left turns attempted has not been sufficient for the state to authorize a traffic signal at this time. Another problem area is in the vicinity of the Main Street and Marlin Street intersection, due to left-turn traffic. -78- ( I �l I I , .. ~=--'ii I □ . m.:::===~=::;:::J ' c:5 CJ ________.....__~, p • [:J[] [if : ~~ ,I ~□~~ ~U oi:m~ r i '' EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 11 EXISTING CURB AND GUTTER •' @ - -79- Gove Associates Inc. �I r . ! I ; . r-:=---~·· -,~ ciJD : ~~□□ I . •• ::~ • ~□ . . qg - "'- "-~ ~og □□' C i;:;i ~bJ□CT~._________...U o□r;- • I ~~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN . legend - MAP 12 EXISTING SIDEWALKS AND PUBLIC PARKING SIIEWALKS PUBLIC PARKIN; @ -80- ~ Gove Associates Inc. _j �........ i ' l .. : , ,._' I • '\ .... A potential problem may also develop further north on Main Street as the old Horner Woolen mill site is redeveloped. A project at this location may add a great deal of traffic to the existing system, and at a er i tical point in the City (M-50/M-99/Main Street intersection). Vehicular parking is also a concern in the City, especially to individual merchants. A lack of parking close to a consumers destination is often enough discouragement to forego "one-stop" shopping. Other times, parking spaces which are close enough are generally filled - sometimes by employees of the stores, other times by commuters, car pools, etc. The City does not allocate lots (or portions of them) specifically for long term ( 2 hours or more) vehicular parking. There are seven off-street public parking areas in the Central Business District between Spicer Street and the old Horner property. In addition, there are also nine private off-street parking lots in this area (see Map 13). The City's Department of Public Works identified a little over three miles of streets in Eaton Rapids that needed some type of improvement ( right-of-way realignment, storm sewer improvement, paving) as of June 1988. The majority of these are local streets located in the eastern and southern portions of the City (see Map 14). In response to the question" ... how would you rate ... services and facilities in Eaton Rapids?", residents ranked streets as the third worst overall. This may include not only the condition of the streets, but also vehicular control devices employed (turning lanes, speed limits, signs, lights, etc. ) . Ranked fifth worst was the City sidewalks, which would assume not only their condition, but lack of existence in many areas. This provides a handicap to many alternative forms of movement (walking, bicycles, etc.). Synopsis The State Department of Transportation is currently completing work on two improvements/expansions to specific streets within Eaton Rapids. These include: 1. M-99 project from N. Main to the north City limits, including the realignment at Main Street and Canal Street and the widening of Canal Street and Michigan Street to three lanes. 2. Extension of North Street south to Dexter/ M-50 as part of the M-99 project; this would also include the termination of Division Street at North Street. -81- �EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN . legend pp MAP 13 DOWNTOWN PUBLIC PARKING LOTS PUBLIC PARKIN; PRIVA'IE PARKIN:; wrs 0' wrs @ -82- Gove Associates Inc. �,- i ... .. 'l --,1] e_,.._;r_o_N_R_A_P_1o_s_c_o_M_P_R_E_HE_N_s_1v_e_o_e_v_e_L_OP_M_E_N_T_P_L_A_N_ _ _ _ _ - a . . 1_ _ _ _ _ _ ,, ,,.. MAP 14 IMPROVEMENTS NEEDED LOCAL/MAJOR STREETS @ -83- Gove Associates Inc. �-, i _,I' 3. In addition, streets in the Irish Downs Subdivision 1-4 have been completed. These will connect with existing Union/Connemara, Knight, and Miller Drive (This is being constructed by a developer and is not a project being administered or constructed by the Michigan Department of Tranportation). ., II I These projects, and those of the future, should be considered in relation to the proposed goals and objectives, and their methods of implementation. By doing this, existing problems and concerns may be alleviated, and potential ones avoided. The addition of sidewalks, curb and gutter on residential streets that currently do not have these facilities would contribute substantially to the City's attractiveness and quality of life, as would bicycle pathways/lanes within the City. I ! I I -84- I �.-- .. ' ,I • . ' ' .. I ·. I ~ i - '. I i L .~- SECTION VIII COMMUNITY FACILITIES/SERVICES ') : ', ..... �._ J COMMUNITY FACILITIES/SERVICES Municipal Administration The City is constituted as a Home Rule City, with a Council/ Manager form of government. Local decision-making is made by a five member City Council with several Council appointed boards and commissions, consisting of the Planning Commission, zoning Board of Appeals, Board of Review, Advisory Park Board; Library Board, Mechanical Board of Appeals, Housing and Building Board of Appeals, Local Officers Compensation Commission and the Downtown Development/Tax Increment Finance Authority. The day-to-day operation of the City are guided by a City Manager, including the overview of various departments and divisions. There are 42 full-time and four part-time City employees. The City Hall of Eaton Rapids is located downtown on the corner of South Main and West Hamlin Streets. It contains the offices of the City Manager, City Clerk-Treasurer, and the Building Inspector. It also houses the City Council Meeting Room. Although the City Hall is old (built in 1912), it is presently adequate for the City's needs. Its <:entral location is well suited for the public's convenience. No relocation plans are now under consideration. However, owing to the age of the building, it is likely that a new building will be warranted in the future. I j • Eaton Rapids contains four DPW buildings. The Garage, which was built in 1960 houses City vehicles plus offices and a service area. The two Pole Buildings, one constructed in 1967 and the other in the 1980's, function for the storage of seasonal equipment, vehicles and job materials. The Salt Building, also erected in 1987, is used for street salt storage. All four buildings are in excellent condition. They will adequately service the City in the future. Public Safety The City's Fire Department includes its chief and 17 volunteers, and it utilizes nine vehicles to serve the City. The fire department now services only the City of Eaton Rapids. The City Police force consists of a chief and a staff of seven sworn officers. They make use of three vehicles, replacing one annually, and issue 1100-1200 citations per year. Approximately 60 citations per year are for drunk driving, with about 1/3 of them going to residents of Ea.ton Rapids. State Street and Dexter Street near the schools are where most speeding citations are issued. There are very few major crimes in the City; primarily vandalism and local noise enforcement is handled by · the department. Eaton County Sheriff Department and Michigan State Police assistance are provided on an as-needed basis. -85- �[fil 3 1 [fil i legend Schools D 7:"""1rorthwestern Elementary (Playground and Nature Study) 2. Union Street Elementary (Playground) 3. Eaton Rapids High School (Ball Fields, Stadiwn, Track, Tennis Courts) 4. Southeastern Elementary (Playground) s. Eaton Rapids Middle School (Pool) 6. King Street Adult Education 7. School Administration/Bus Garage Municieal Facilities A 0 City Hall, Police Department 9. Fire Oepartment 10. Library 11. Cemetery 12. Sewage Treat Plant 13. Water Plant 14. Pub lie Works Garage 15. Public Restrooias a. Park - Recreation O 16. Old Athletic Field 17. Hall Street Park 18. Island Park 19. McArthur River Park 20. Hemori al Park 21. Biggs Park 22. Senior Citizens Center 23. MAP 15 COMMUNITY FACILITIES • "" Hospital @ -86- _Gove Associates Inc. · �Parks and Recreation The City's parks and recreation areas are located primarily near the center portions of the City, and to the north of the downtown. McArthur River Park, a neighborhood park along the east side of the Grand River at McArthur River Drive, is the farthest point south in the City provided for recreation. TABLE 31 PARK AND RECREATION AREAS Description Name Size (Acres) Location Amenities Northwestern Elem. School Playground 6.0 Dexter Rd. Play Equipment Southeastern Elem. School Playground 8.0 Greyhound Drive Play Equipment Union St. Elem. School Playground 5.0 Union St. Play Equipment Island Park Community 2.0 DowntownGrand River Picnic Facilities Play Equipment, Gazebo Old Athletic Community W. Knight Street All-purpose Tennis Courts, (tennis/ basketball/dances) 5 Ball Fields, Pavilion, Tables, Grills, Horseshoes Hall St. Park Neighborhood 0.8 N. Hall Street Grills, Benches Tables McArthur River Park Neighborhood 1.0 McArthur Drive Playground, Grills, Tables, Boat Launch Memorial Park Neighborhood S. Main Street Veterans Memorial, Shuffleboard Biggs Park Neighborhood Senior Center Community SOURCE: 30 .25 0.5 Gove Associates Inc. -87- Montgomery Street Gr ills, Swings, Picnic Tables, Play Area Grand & Hall Sts. Senior Citizen Services �'; Schools The Eaton Rapids School District ( see Map 16) has, as of September 1988, 2944 students. This is an 8.7 percent decline from 1967-68, and consists of 1262 pupils in kindergarten through the fifth grade, 592 pupils in grades six to eight, 831 pupils in grades 9-12, 159 adult education students and 100 special education students. The following facilities educational purposes: are currently being utilized for TABLE 32 EDUCATIONAL FACILITIES Building Size Size (Sg. Ft.) (Acres) Name/Ty:ee Northwestern Elem. Southeastern Elem. Union Elem. E.R. Middle School E.R. High School King St. - Adult Ed. Maint./Board of Ed. 30,121 37,175 22,500 120,000 119,000 31,386 12,200 40 10 20 20 20 3.5 3 Year Built Site Enrollment se12t. '88 1958/66 Add. 1969 1962 1969 1963/69 Add. 1938 1952/1968 Total 533 452 313 619 852 159 2,928* *Total enrollment by school does not equal total school districk enrollment as some students (special ed.) are not assigned to a specific school. SOURCE: Eaton Rapids Public Schools The school district's administration includes 16 special education teachers for the gifted, talented, and learning disabled and emotional children. Additionally, vocational students attend classes at Lansing Community College, and the county cooperative schools allow students to travel and attend classes elsewhere if they are not available at the home school. The school system requires a $40.00 fee of students to enter the athletic program, with all of the activities handled through school. The facilities available include: elementary playground equipment; swimming pool in the middle school; gymnasiums; softball and baseball diamonds, track; football and soccer fields. -88- ~ I l �----------------r-----------~------------------1 I I .... I BENTON DELHI --------------1 ►---------------r I I I I I r· EATON EATON RAPI AURELIUS I I I I I I I -------~ ---1~----- I I I I I I I I BROOKF ELD I I I I I I I I I I I ----...lI f -'"-----Dl I I I I I ---------------·I I EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN MAP 16 legend EATON RAPIDS PUBLIC SCHOOL DISTRICT ~ -~ SCHOOL DISTRICT LIMITS ----- TOWNSHIP LIMITS @ -89- Gove Associates Inc. �There are no private or parochial schools within the City. The nearest private school is the Eaton Rapids Christian Fellowship Academy, located about three miles west of the City on M-50. This school consists of grades K-12 and currently has 12 students, including four from Eaton Rapids. Library The library is located in a building downtown which is rented by the City near City Hall. It contains over 20,000 volumes, and has cooperative privileges with the Capital Area Library Cooperative. Its total circulation in 1988 was 55,253 volumes. Because of the cooperative privileges, audio and video tapes are also available, although no computer aids are supplied. The library has a five member board, and its serves the City plus Eaton Rapids and Hamlin townships, and half of Brookfield Township. Funding is received from general funds, State aid and penal fines. Social Services The Veterans of Foreign Wars (VFW) National Home is located approximately four miles southeast of Eaton Rapids. The facility has a national scope, with two programs relating to the care of veterans: 1. The national parent and children). program ( Single parents 2. Residential (State licensed) - children without parents. The complex originated in 1925, and now has 640 acres and 63 buildings (including 36 single and two-story homes). Present residents include 81 children, 13 parents, and 15 scholarships. There are also 84 staff members/employees, plus consultants. Medical Services The Eaton Rapids Community Hospital (1500 s. Main Street) has 41 beds and was built in 1957 with community support. An additional wing was added in 1977. The hospital receives no federal funding, but does have a high degree of cornmuni ty support. Of 150 employees at the hospital, four are doctors, under contract, 42 are registered nurses, and there are 15 LPN's. Approximately 90 physicians from the general area (including -90- ~ ' �Lansing) have access to the hospital I s facilities. Twentyfour hour emergency service is available, in addition to surgery, laboratory, pathology, internal, pharmacy, pediatrics and others specialties. t--:', I The Eaton Rapids Professional Building, located across from the hospital, is a privately run practice. This clinic has 18 employees and four physicians. It specializes in internal medicine and family practice. Some out-patient services include therapy, radiology, stress tests, laboratory, cardiology, and health education. An advance life support ambulance service attended by paramedics is provided through a Charlotte-based ambulance company. Solid Waste Disposal \ ... r, \ I I .' The City does not provide for refuse pickup for its citizens. Residents and businesses contract with three private hauling firms in the area for this service. Residential waste is collected via curbside pickup on specified days each week, while commercial waste is deposited in 'dumpsters' for pickup by packer trucks. Refuse is then trucked to the C&C Landfill in Calhoun County. The Eaton County Solid Waste Management Plan calls for landfilling to be the primary method of waste disposal over the next five to twenty years, with the possibility of a drop-off or curbside collection system for recycling. A central recycling processing facility is proposed for the county which will collect, segregate and ship recyclable mater i als to various markets. Leaf composting in municipalities will also be encouraged. Cemetery Rosehill Cemetery is the only cemetery within the located in the southwest corner off of West Street. approximately 45 acres in size. City, It is Sewer/Water/Storm Sewer and Public Utilities The water system in Eaton Rapids contains six wells, 172 fire hydrants and 1700 service connections. The water tower capacity is 250,000 gallons, and the normal water consumption in the City is approximately 500,000 gallons minimum per day. The maximum consumption rate the system can handle is 3,600,000 gallons/day. The primary wastewater treatment plant, with a 1.2 million gallons per day design capacity and a 2.0 million gallons per day maximum capacity, had a three million dollar secondary expansion in 1978. The City has two sanitary sewer lift stations with 22.5 miles of sanitary sewer line ranging from 6" to 21", and 381 manholes. The City also has 17. 6 miles of storm sewer lines ranging from 8" to 36", two storm sewer lift stations, 163 storm sewer manholes, and 410 catch basins. -91- �Eaton Rapids owns a 2,400/4,160 volt wye electrical distribution system consisting of approximately 179 miles of primary and secondary conductors. Electrical service is supplied to the City by Consumers Power Company at a substation near the center of the City. In addition, the City has 413 fixtures which light the streets, parks, athletic fields, parking lots, and the downtown district. They are made up of a variety of high intensity lamps. Natural gas service throughout Consumers Power Company. the City is provided I • I ' I by Energy Conservation The high cost of energy impacts upon the cost of municipal operations as well as household, commercial and industrial expenses. The City purchases electricity from Consumers Power and bills local residences and businesses accordingly. It is up to individual users to practice energy conservation, including adding insulation, improving window openings, changing to more efficient furnaces, etc. The City has practiced energy conservation by upgrading the windows in City Hall for better thermal insulation. In addition, over the past 10 yea-rs the fire station has been upgraded with insulated overhead doors, new thermopane windows, removal of windows and closure of window and door openings, downsizing of windows and replacement of furnaces with energy efficient units. Any future upgrading of City Hall would also include energy conservation measures. Synopsis The City contains a full range of public facilities and services needed for daily activities that occur within its jurisdiction. Administrative procedures are defined by state statutes, although decision-making processes reflect local preferences. Administrative facilities, while adequate to meet present needs, may need to be updated to accommodate greater efficiency and continuing changes in administrative procedures and technologies. Public safety, including police and fire services and facilities also appear to be adequate. Public facilities near the Grand River and public access to the river are available but limited. The Grand River is a major asset to the community and presents a prime opportunity for public recreation as well as enhancement of the Central Business District. A full range of educational facilities and services are available in Eaton Rapids through the Eaton Rapids Public Schools. In addition, easy access to higher education in Lansing and East Lansing contributes to the comprehensiveness of formal education available to local residents. All of the existing school buildings are relatively modern and should meet the needs of the school system -92- .~ �I. through the twenty-year plan period. The library is an important component of the cultural and educational character of the area, and as such, should be promoted within the City and townships. The location of the Eaton Rapids Community Hospital within the City is a positive element of the City and surrounding area. However, with the current f inane ial problems that many hospitals face, the Community Hospital will likely have to expand its capabilities while operating at reduced budgets in order to remain competitive. There are a number of sewer, water and stormwater improvements that should be made in order to maintain and improve the public infrastructure as the City develops. Coordination with development adjacent to the City in surrounding townships should also be encouraged. t •. I . ! i" I ~ i i r I ., \ ' Overall, the major problem in providing for the expansion, improvements, or in some cases, retention, of public facilities and services, is the acquisition and allocation of financing for those facilities and services. Efforts to raise revenue for public and quasi-public entities should involve an annual cooperative effort between the public and private sectors to guarantee financing to retain and improve those types of community assets. f ., -93- �PART 11 ' . !.. ri l.. l -i I ' , __ I FUTURE DEVELOPMENT PLAN �,, " I. l'_,;' I. \l --' I • I 1 1 i L. _SECTION I INTRODUCTION ii �INTRODUCTION Up to this point, the text has defined and analyzed past and present data and information that comprises the City of Eaton Rapids and its immediate area. In Part I, the City's characteristics relative to population, housing, economy, land use, natural resources, and community facilities were described individually as well as bein:; integral components of the area's total economic, human resource and physical (land use) system. Part II relies on that analysis to formulate a development plan for the next 20 years. This plan sets forth the various components that will comprise the City of Eaton Rapids, given the opportunities that are currently available and will likely be available at some future time for residents and elected and appointed officials. ,.. I In general, the City will not grow substantially in terms of quantity ( new residents and new businesses). The intent of the development plan, therefore, is to promote and set forth change - that is, the revitalization of those elements that now comprise the City to consistently improve and maintain the area's quality of life. The format for describing that development plan consists of identifying its individual components - i.e., the individual plans and programs for residential, commercial, industrial, transportation, parks and recreation, community facilities and services, overall land use, natural resources conservation and improvement, and overall sense of community. Each component is described in terms of its goal, objectives and policies, land use pattern, narrative description, and implementation program. ' L. -94- ..... �'j L J...., l \. ' ' . I ' ' i !,, _ .•. SECTION II OVERALL LAND USE . �OVERALL LAND USE i. '-· Over the next 20 years, Eaton Rapids' municipal boundaries should remain as they are today, as there is enough vacant developable land within the City to accommodate expected growth. The majority of the City's land area (approximately 991 acres, or 48%) will be devoted to single-family or duplex residential development. Another 69 acres will be allocated to multiple-family housing in various locations, particularly in the eastern and northern portion of the City as well as near the downtown core. Both sing le-family and multiplefamily housing may also be located in Planned Unit Development areas, which will encompass 140 acres near the City's northern boundaries. In addition, multiple-family housing may also be combined with offices in designated areas that cover over 17 acres, primarily just north of the Central Business District. These uses are intended to complement the City's downtown commercial area and create higher density activity in the CBD. Mobile homes, are for the most part, to be concentrated in a 36 acre planned mobile home development in the southwest portion of the City. In total, residential land uses will occur at various densities on approximately 1,100 acres of land, or 55 percent of the City's total area. Commercial land use will continue in the existing downtown area, with an emphasis on redevelopment and revitalization. That includes redevelopment/reuse of the Old Horner property as well as storefront and building renovation along Main Street, streetscape improvements and occupancy of existing vacant buildings. More defined commercial uses will be allowed along South Main Street, between South Street and Park Street on the West side, and between Plain Street and Haven Street on the east side, and between Marlin Street and the southern City limits on the east side. These will be primarily automobile oriented businesses that will have their own off-street parking facilities. There will be a total of 54. 2 acres devoted to commercial use, with approximately 30 percent ( 16. 5 acres) being in the Central Business District and 70 percent (37.7 acres) along South Main Street. Industrial land use will comprise over about 127 acres, most of which is in the City's southern boundary, including 23 acres in the City's industrial park. It is the City's intent to concentrate these activities as much as possible in one area, realizing that some existing industrial activities will continue to exist outside of this area. Industrial land uses will include manufacturing, assembly and warehousing operations. Public facilities, including municipal administrative offices, police and fire station, Department of Public Works garage, sewage treatment plant, well field and school grounds -95- �and buildings will cover over 110 acres. Because these facilities are considered to be adequate to accommodate the City's needs over the next 20 years, the amount of area devoted to public facilities will not be expanded. The seven churches currently serving the City encompass almost 16. 5 acres. While there are no existing plans for additional churches, it is possible that additional land will be set aside for such uses in the future. Typically, churches and church-related facilities are located within residential or commercial areas. Eaton Rapids Community Hospital covers over seven acres. There are no plans for expansion of this facility and the Plan proposes the same amount of land be devoted to the hospital over the next 20 years. Open space and recreation will play a major role in forming the quality of life in Eaton Rapids. Linear greenbelts adjacent to the river as well as neighborhood and community parks and natural preservation areas will cover almost 174 acres. These areas will, in some cases, include playground and recreation/entertainment facilities, and in other cases remain essentially undeveloped. They will take advantage of the City's major resources primarily the Grand River, to provide a full range of passive and active recreation activities for the City's residents and visitors. Streets and sidewalks, including curb and gutter, will continue to require expansion and improvement over the next 20 years. New development, on large vacant parcels, particularly in the northern and eastern portions of the City, will likely include additional local, and perhaps even collector, streets. Those residential portions of the City that do not contain curb and gutter and/or sidewalks on at least one side of the road will be areas in which such improvements should be concentrated. Additional sidewalks, curbs and gutters should be constructed on M-99 south to the City limits and along M-50 to the western City limits. Separate walking /biking paths would be constructed within the linear greenbelt along the Grand River and in the natural area on the western boundaries of the City. Bike lanes on existing road rights-of-way would connect these walking/biking paths. This is the proposed land use distribution that the City wiJ l attempt to achieve over the next 20 years. In reality, not all land that is designated for the various types of development scheduled in this Plan will actually be developed. It is expected that at the end of the planning period, vacant lands will still exist within the City. Obviously, the extent to which land is developed depends upon the overall economic, social and physical attractiveness of Eaton Rapids to new businesses and residents. -96- -. i i �i Table 33 depicts the general allocation of future land uses proposed in this Plan. 1 TABLE 33 FUTURE LAND USE ALLOCATIONS , . ' Acres Land Use Percent of Total Residential , .. - Single-Family - Multiple Family - Mobile Home Parks 991 69 42 47.8 3.3 2.0 Office/Multiple-Family 17 0.8 16 38 0.8 1. 8 127 109 16 7 174 241 85 140 6.1 5.3 0.8 0.3 Commercial Central Business District - South Main Street Industrial/Warehouse Public Facilities Churches Hospital Open Space/Recreation Streets Water Planned Unit Development* Total 8.4 11.6 4.1 6.8 2,072 *Area includes streets, recreation, residential and/or commercial development. A Planned Unit Development is a type of development on a larger site that requires the total development concept, land use patterns, circulation, landscape and structure design, utilities and other site amenities to be identified prior to approval and development. The Planned Unit Development concept allows flexibility in design, platting, street layout, and other elements relative to standard development controls, such as zoning and subdi vis ion regulations. The result is a more efficiently designed development that creatively utilizes the environmental conditions of the site on which it is located. A Planned Unit Development can consist of all residential land use, all commercial land use, or industrial land use, or a combination of land uses. Typically, Planned Unit Development contains open space/recreation areas. SOURCE: Gove Associates Inc. -97- �I - I /""·..; ' Incremental Development Patterns l As with any community, the development of Eaton Rapids will occur in various phases over time. This development will not likely be consistent, but rather the City will experience change in II spurts 11 , typically in conjunction with regional, state and national economic fluctuations. To achieve the results (goals) called for in this Plan, the City will have to develop programs to direct and guide growth in the desired manner. While it is not possible to determine with any certainty where and to what extent development will actually occur within the City, this Plan has attempted to describe, in graphic form, the patterns of development for the City in five year increments over the next 20 years. Maps 17, 17a, 17b, 17c depict the most desirable (preferred) land use patterns at 5, 10, 15 and 20 year stages. These depictions are general and, in reality, actual land uses at specific locations may very well differ from what is proposed. Overall, changes will consist of new developments occurring in existing vacant areas near the outer perimeter of the City as well as redevelopment of existing "built-up" areas. The following briefly describes the progressive changes, depicted in the development maps, by land use category: • I .J .,, I I as r, '. Year 0-5 During the first five years, single-family residential will continue to be predominant, with infill of vacant buildable lots in existing residential neighborhoods. A new mobile home park is being constructed east of Hyatt Street. Commercial development over the first five years will consist of retaining the Central Business District between State Street and Brook Street and making continued improvement to the buildings and public facilities in the area. Some 'highway• oriented commercial infill will occur south of Marilyn Street and Spicerville Highway as well as the intersection of Elizabeth and Main streets. Off ice development will be concentrated in an area between Division and Brook streets during the first five years of the Plan. Multiple-family housing will also be allowed in this area. Industrial land uses will, for the most part, be concentrated in the area east of Jackson Street ( south of Haven Street) and in and around the City's industrial park. In two instances, industries will remain in their current location outside the area of industrial concentrations with limited expansion to allow for buffering between these activities and adjacent residential areas. These are the properties located -98- �•·.-. I • ,l > I , 'l' .. > r • on the corner of Brook and Main streets and the area between Plain, Hall, Hyatt and Elizabeth streets. The general area bounded by Kinneville Road, Jackson Street, Haven Street and Water Street will be infilled with industrial activities over the 20 year plan period. These industrial activities will be required to include natural or man-made buffers to separate them from conflicting residential development. In the next five years, the City's industrial park, bordered by Hamman Drive, Hults Drive and Kinneville Road will begin to attract smaller light industrial operations located on separate parcels. Community facilities will, for the most part, remain intact, with expansion of utilities (such as wastewater treatment) as necessary to accommodate future demand. A r i verwalk along the west side of the Grand River running north from State Street to a point northeast of Mill Street will be constructed to allow greater pedestrian access to the river in the downtown area. It is expected that this walkway will 'open up' the backside of the buildings in this area to pedestrian access and consequently enhance the rear facade of these buildings. Year 5-10 ,. '', r .• Between the 5th and 10th year, additional "infill" in existing single-family neighborhoods will occur and new single-family development will take place west of West Street ( north of the cemetery), near the southeast corner of the City, east of the Grand River and in the northwest quadrant, north of Knight Street and east of Kerry Street. These will vary in intensity from one-fifth or one-four th acre lots to one acre or larger single-family sites. Development of multiple-family housing will be concentrated in a block area bounded by Minerva, Division, Canal and Lansing streets, as well as Market Street to and along Michigan Street to a point beyond Wood Street. By the 10th year, the property at the corner of Canal Street and Main Street will be converted from warehousing to mixed commercial/office and additional 'highway' commercial businesses will be constructed along Main Street between Plain Street and Elizabeth Street. Redevelopment activities wi 11 continue within the Central Business District. By the 10th year, the area east of canal, southeast of Market and west of the Grand River will also be developed as mixed office/multiple-family. Between the 5th and 10th year, the City's industrial park will be almost, if not completely, developed. -99- �.J . Recreation and open space development between the 5th and 10th year consist of a riverwalk/linear greenbelt adjacent to the Grand River from the mill race near the Horner property to State Street. ' i -:-l .J Year 10-15 By the 15th year, new single-family housing development will take place primarily in the northwest corner of the City, along Dexter Street, west of Canal Street and north of Lansing Street. Additional multiple-family development will take place west of N. River Street, adjacent to the Grand River (condominium development would be the highest and best use at that site) and west of Greyhound Drive, across from the Junior High and High Schools. By the 15th year, a higher density commercial activity will occur between Plain Street and Alice Street, primarily along Main Street but also adjacent to Jackson Street. Industrial activity (primarily light manufacturing and 'high-tech' businesses) and warehousing will expand from the City's industrial park north and east to incorporate much of the vacant property north of Hammon Drive and east of Holts Drive. This development should occur as an expansion of the indusrial park concept initiated by the City, although it could occur as either a private for-profit venture or as a public or non-profit industrial development. Between the 10th and 15th year, the area surrounding Spring Brook will be formally retained as open space/recreation, including the establishment of a bicycle/pedestrian path. A large open space area west of Lake Street will also be developed as well as an ext ens ion of the r i verwalk/g reenbel t on both sides of Grand River north of Union Street, including a large open space area north of the City's wastewater treatment plant. Year 15-20 By the 20th year, inf ill in existing neighborhoods will be substantial with only a few buildable lots likely remaining. New single-family housing will occur at varying densities on the outer perimeter of the City, including Planned Unit Development west of Canal Street and north of Dexter Street ( this will be predominantly single-family and within a 'L' shaped parcel east of East Street. This latter P.U.D. parcel will be a ·combination of resort/hotel, multiple-family and single-family development. Multiple-family housing will also be constructed north of Brook Street near the City's west boundary. -100- . . - �By the 20th year, 'highway' commercial will be in place between w. Plain and Alice streets on the east side of Main Street and between South Street and Park Street on the west side of Main Street. Additional highway commercial on the east side of Kyle Street will also take place. I !'.'. j ' 'L... By the 20th year of the planning period, the entire area in the south central 'triangle' will be devoted to industrial/ warehousing land use. Open spaces will be distributed throughout this area and greenbelt buffers will be located around the perimeter to minimize or mitigate conflicts between industrial activities and surrounding residential and commercial land uses. Most industrial and warehousing operations will be aggregated within the industrial 'triangle'. By the year 2010, another park/open space area will be established between the Grand River and Water Street (across from Haven Street). The foregoing descriptions are intended to reflect and identify the most desirable timing and location of land use development and redevelopment. In reality, given the projected population growth for the City, it is likely that there will, by the end of the 20 year planning period, be some land on the City's perimeter that will remain undeveloped. Nevertheless, the desired 20 year plan land use pattern represents the optimum distribution of activities for the entire City as it will look when fully developed. -101- �i ' ·--- . !. .. ..... i . I I .• !L I '1 I . ' ' l I : ' L SECTION Ill RESIDENTIAL DEVELOPMENT �ILi ) ) I ' .- -----·-----.....~ ., :· - =--=---:.t~=r.=. , -- ~11 ! I -,L-✓ . □ ~I □. .."' . ~ L•MSluG ____......,. "/JI ... I :,: .,..1 -• • US£L lllti!.OII :_:·~L, '< A ,. Ill ·--~ ~- , lf3-□ Ef Rrf\1 ' .LL.!!''H y l(__J .J{lNICHT II _ . ~ .w□D ~ □□ . 1ITT□fl •· ···· ·---"' dLJJ' I t ------ $Tar~ I □□-_· _· 1 '"''" ,r_~_ ;· . ,fl □■ u~\\~J 11l(ONARD 11 -- - 1 ~ ~ n-=--\~..........__---------..:.~~-lu.r1 ~, □□ CJ I i [I'~~~[.~~ nno[J1~11 ~ UJ . ' KAir(~ !f--- '" ~I ,.• :-;I -l I "-'-~ ~[N ~09~[~~ , l~lfi □ ~ D _] ·- - ,o ',iilil I I ILIIID ill LI!.:. f-=1[?~ ~ ,.J ,.......,,OR ~ ~ 5PICCK~tLL£ H_!~-~ ,--~ -~) - - - - -- ~ ·--- I • ~-SP- - - -~ , -. ! -- - - - _ . . 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I l~;i I D ~-' /11HO _ ] __ _ '<· ,;;. !ULJQ '/' 1,lr,, ~-- SPIC(HVILL[ H_!q1 ~ ',• •· "'- '~ ~ 't'~ _ 0~ ~ EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN \ I 10-YEAR PLAN I e ge nd I. l SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - MULTI-FAMILY RESIDENTIAL - COMMUNITY FACILITIES MAP 17b FUTURE LAND USE PLAN CITY OF EATON RAPIDS - MULTI-FAMILY /OFFICE - PUBLIC FACILITIES - MOBILE HOME PARK - CEMETERY - RETAIL/SERVICE COMMERCIAL - _PUBLIC OPEN SPACE/RECREATION I-~- WAREHOUSING 12::3 BICYCLE/PEDESTRIAN PATH - INDUSTRIAL @ I Gove Associates Inc. �·· --- , .-· --:·: --i ) ) - --- ) .,,.!."'-~ - ~111I• I .1 :,:1 ii1· ,I Iii I• ~:il t::, ~!11 ,c-}1 . . ◄ ~F LANSING ~ cf . ii I '._ - -1 " & ~Jc' u:J □ 5 ,..::· ... , I I I I I 'I.\ \\\ Ii --· ·-- I] . □'.~:i D W -~~:· 1 I\ ~ BO ~ ····- ~ ~ ~ j I . . " , .,. 11 .I ~ {- ., ., z:;:_ IIJ□llli~~~ !'< :~~·w : ·~□□• □~,;·" ~.:~11111.i ~,:; ·-□ ~1GAtfM OJ [J ,h, I i11 ·~ ~ Q~-, 1,.,_, ..........?::. . . r~ - i- . . ;;; ,/ j/- . .l I w ,_ ,. ~ . D :,~n __ J ·- - - ,, I I ll.MIII 'J -.-, ~L!! IL II iif:i:i !Ir - .~ SPIC[K~ILL( H•t ~ I I EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN 15-YEAR PLAN D SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - MULTI-FAMILY RESIDENTIAL - COMMUNITY FACILITIES - MULTI-FAMILY /OFFICE - PUBLIC FACILITIES MOBILE HOME PARK - CEMETERY - RETAIL/SERVICE COMMERCIAL - .PUBLIC OPEN SPACE/RECREATION l~ l WAREHOUSING Fl BICYCLE/PEDESTRIAN PATH MAP 17c legend ·- - INDUSTRIAL FUTURE LAND USE PLAN CITY OF EATON RAPIDS @ I Gove Associates Inc. �) ) ) I 1: •· l. ·--··-;t 11ji . I I I! Ii I: :s:' + "1·1 r:;1, ~J: .~I, e1f "~,~II '~ Ii , , Ir, . .,., .. .;:,:':~ ~ ,,.., I f I I \ I I\\ I I I I I I •· f; :.• , ..;_ ~•U''~"""~~ ,_ ,, . . .,, ,, .7r,1a\\ ~~ J 1111 . ,_. ,' ' > ,, ! ·~-.._-.In ~ ,.,·•' . ,,. Ir' hlJ eL '·.l., ". r;/ 'f l!IL Ml ,,accawiu $I ,t·· I I EATON RAPIDS COMPfU~HENSIVE DEVELOPMENT PLAN 20-YEAR PLAN L:;;;.l : ,. _. , SINGLE-FAMILY RESIDENTIAL - PLANNED UNIT DEVELOPMENT - COMMUNITY FACILITIES MAP 17 - MULTI-FAMILY RESIDENTIAL - legend ·- · MULTI-FAMILY /OFFICE - PUBLIC FACILITIES MOBILE HOME PARK - CEMETERY RETAIL/SERVICE COMMERCIAL - ,PUBLIC OPEN SPACE/RECREATION E3 BICYCLE/PEDESTRIAN PATH 1-:~~!Mffl WAREHOUSING - FUTURE LAND USE PLAN CITY OF EATON RAPIDS INDUSTRIAL @ I Gove Associates Inc. �RESIDENTIAL DEVELOPMENT Goal High quality residential development which will fulfill the needs of the various population segments in the area. Objectives . A. Provide decent housing for persons of all e c onomic levels. B. Provide a range of housing types housing conditions in the City . C. Obtain coordinated and balanced housing development among the City of Eaton Rapids and the surrounding townships (Eaton Rapids and Hamlin). while improving ) I . Policies 1. Encourage home ownership in and duplexes, condominiums designated areas. the area, including modular homes in 2. Encourage, directly or indirectly, rehabilitation of substandard dwellings and preservation of quality older homes. 3. Encourage demolition of severly dilapidated housing and develop, adopt and administer a citywide housing code to ensure adequate code enforcement of existing housing. 4. Encourage new developments to be built in a manner sensitive to the physical character of the Eaton Rapids area, including the infilling of vacant lots in established residential areas through the use of architectural design ordinance and flexible zoning. 5. Encourage continued single-family residency established single-family neighborhoods. in Land Use The definition of the be consistent with the dential development to lation segments in the objectives. residential future land use plan must goal of obtaining a high quality resifulfill the needs of the various popuCity of Eaton Rapids with its specific -106- �The City of Eaton Rapids will experience an increase in population of approximately 2. 4 percent over the next 20 year planning period (refer to Table 6 "Population Projections", Part I). Because of this, new housing stock must be made available, and in a variety of forms, to suit household needs and financial requirements. The future land use plan reflects the new and proposed single-family development on the eastern side of the City. Additional single-family residential areas are proposed on Michigan Street as it runs north to the City limits, and as "inf ill" in scattered vacant areas which are now predominately residential. However, in an effort to achieve greater compatibility among adjacent land use, some existing singlefamily areas have been designated for other uses. This includes various areas on Main Street (from State Street south) and a portion on Brook Street at the western City limits. New multiple-family housing units are designated for Canal Street an~ along Michigan Street, along with a large section of land on the north side of Brook Street (west of Vaughn). Other smaller areas of existing multi-family housing uni ts have been slightly expanded in the Plan, which includes portions on State Street and McArthur River Drive. One location in the City is set aside by the Land Use Plan specifically for mobile homes, to be located on Hyatt Street in the southwest corner of the City. Adjacent uses include single-family residential lots, a cemetery and public open space. Currently, mobile homes are primarily concentrated in the three acre Hickory Haven Trailer Park located on Haven Street. Presently there are many areas which have a smattering of various residential types - primarily duplexes and low density multiple-family mixed with single-family. The proposed land use plan would segregate the uses somewhat by lumping areas together, which will also help create buffers between single-family residential and other uses of high intensity. Specific areas are designated in the Plan for a combination off ice and multiple-family use. Located northwest of the Central Business District at Brook, Cherry and Dexter streets, the area will serve as a buff er from the singlefamily residential on the north to the industrial and Central Business District area in the south. Farther north, and along the corporate line, are two larger areas set aside for Planned Unit Development (PUD). This may include a variety of residential types, along with compatible off ice and commercial uses. -107:- V �Qualitative Description The quality of the City's housing stock is a prime component of the overall attractiveness of the community - both to individual residents and potential employers. To attain a desirable level of quality, existing housing in various portions of the City needs to be upgraded and design and construction standards that promote quality need to be encouraged. Existing housing that is deteriorated or dilapidated, especially those concentrated in certain locations or "pockets" need to be upgraded to meet housing codes. Such upgrading should be the City's top priority in addressing the quality of its housing, as no individual or household should live in a unit that is, or is close to being, uninhabitable. At the same time, the upgrading of these units should not make them unaffordable for those residents that are on limited or fixed incomes. This is a critical factor in meeting the objective of providing decent housing for persons of all economic levels. In addition, housing that is in good condition and affordable for low-income first-time buyers should be made available within the City. These sing le-family uni ts typically 800-1,200 square feet in area could be publicly financed and partially subsidized with the stipulation that the units are sold back to the lender at a fixed rate of inflation to be resold at a lower price to another first-time home buyer. Such a program would: 1) make available decent affordable housing for first-time homebuyers on a continuing basis and 2) allow those homebuyers a reasonable return on their investment to purchase a larger home over time. One restriction may require the purchaser to agree to buy the second home in Eaton Rapids when he or she sells the first home. Additional housing would include a wide range of multiplefamily projects that meet higher yet affordable site plan standards, medium to luxury priced condominium units and single-family housing in planned unit developments. The City should keep abreast of up-to-date concepts in housing development and analyze each concept to determine its applicability to Eaton Rapids. Flexibility in design and regulation should be adhered to. For example, local development standards should be adopted for 'site' condominium development. Site condominium development essentially allows single-family detached homes to be built on separate condominium 'envelopes', or parcels, with streets, sidewalk and open spaces considered as belonging to the condominium association. -108- �Mobile home park development should be encouraged, if designed, constructed and maintained with an emphasis on quality. That includes circular streets, relatively larger mobile home sites, landscaping, open space, on-site recreation and continued maintenance. such standards can be retained while making the uni ts affordable to low/ moderate income households. The overall intent of the City's approach to residential activities should be to accommodate the housing needs of its residents, including changes in lifestyles and age groups, while promoting quality development, including housing for low income households. Implementation The actions related to housing in the City of Eaton Rapids deal basically with the rehabilitation of neighborhoods, the preservation of quality older homes, and the supply of housing uni ts for households with different income categories. In any case, actions should respond to the clear identification of the needs of the City of Eaton Rapids, as well as those of its surrounding townships. The City of Eaton Rapids could implement the following actions in order to obtain high quality residential development which will fulfill the needs of the various population segments in the area: o Contact private developers and study the possibility of establishing a public-private partnership to develop multi-family projects for low/moderate income households and senior citizens. Although the majority of housing in the United States is provided by the private sector, it is possible for the public sector to influence the market and increase the supply of subsidized housing units. The City must develop an entrepreneurial attitude in originating or taking a lead role in the development, using, for instance, city-owned parcels or other assets to participate in joint ventures with private developers. Often, the City may have to assume much of the risk involved in the projects, however, this leadership role has the advantage that once the projects have been completed, the City could also share in their benefits. Furthermore, any successful project is an incentive for additional developments in the area. -109- - 1 1 �\. 0 Give priority processing to those projects that provide housing uni ts for moderate and low income households. 0 Determine a percentage of units (10 or 15 percent, for example) that each new development shall dedicate for occupancy by very low, low, and moderate income households prior to granting approvals and permits. An alternate requirement, such as the dedica tion of land to the City for future public facilities, should be established when the developer · cannot include low/moderate units inthe project. 0 Promote ownership of housing units among residents. This action could be implemented through the promotion of programs among landlords aimed at giving incentives to renter households to become owners. Preferences could be given to occupants willing to make improvements to the house and with a long-term period of occupancy. Inc en ti ves such as setting aside a portion of the annual rent to be used, after a specified number of years, as a down payment could be effective for the renter household. 0 Establish a nonprofit housing development corporation that could, among other things, take possession of deteriorated housing and through the Michigan Department of Social Services, repair and sell those units to qualifying low income households. 0 Promote the creation of community development corporations and other types of communitybased non-governmental organizations related to neighborhood development. 0 Encourage the maintenance of quality older homes, the rehabilitation of deteriorated housing uni ts, and in some cases the demolition of severely dilapidated housing units. The City Council and the Building Inspection Department could implement this action by creating special incentives such as communitywide recognition for well maintained older homes, or assist owners in identifying -110- �available resources for housing and neighborhood rehabilitation, and organizations such as the Local Initiatives Support Corporation (LISC) and the proposed Michigan Neighborhood Builders Alliance, whose main objective is to improve the conditions of neighborhood life by supporting local community development. Financing Program for Housing At the federal level, housing developers in the City of Eaton Rapids can apply for loans offered by the Farmers Home Administration (FmHA) of the U.S. Department of Agriculture. That agency ch·a nnels credits to rural residents and communities; considering as rural areas those located in rural communities with population under 10,000, which is the case in Eaton Rapids (there are currently several projects in the area). Some Farmers Home Administration programs that could be utilized in Eaton Rapids include the following: Section 502, which provides loans to buy, build or rehabilitate adequate but modest housing; Section 504, which gives loans and grants to low income applicants who lack repayment ability for a 502 loan; and Section 515 loans, which can be used to build rental housing units to be occupied by low and moderate income households. The eligible applicants for those loans are individuals with low or moderate incomes who are or will be owners/occupants of the dwelling in rural areas and who cannot obtain credit elsewhere. Another federal aid program for housing is the Housing Development Action Grant, administered by the U.S. Department of Housing and Urban Development. Its objective is to stimulate rehabilitation of deteriorating urban areas through a partner shp of the public sector, community groups, and private industry. Grants are given to applicant communities, who in turn distribute funds to private developers. Eligible applicants for these grants are cities with physical and economic distress (poverty, low per capita income, population growth decline, etc.), willing to implement projects related to neighborhood revitalization and rehabilitation of residential structures. At the state level, the Michigan State Housing Development Authority (MSHDA) is the public agency that has been created to address the housing needs of low and moderate income citizens. The MSHDA has several housing programs to meet the needs of the community, including loans, grants and different types of subsidies. The following are some of the existing housing programs of the MSHDA: Home Improvement loans, Michigan Energy Bank, Section 8 rental assistance and rental rehabilitation. · -111- �l •. r . ,. ..... ' . I L... Home Improvement Loan Programs are designed to provide below market interest rate loans for home improvements. The MSHDA offers three alternative programs: the Home Improvement Program (HIP), the Neighborhood Improvement Program (NIP), and the Community Home Improvement Program (CHIP). It is important to stress that these programs are not mutually exclusive, they are all possible simultaneously and open to lenders and communities. In no case can these funds be used for luxury and/or recreational improvements. MSHDA housing projects are funded through the Community Development Block Grant (CD.83) program, as well as sale of bonds through the State of Michigan. The Community Block Grant program in Michigan has two major components: one for economic development reJ:ated projects (managed by the Michigan Department of Commerce) and the other for housing projects (administered by the MSHDA). Eligible applicants for the Housing Grant Programs are small cities, townships and villages of less than 50,000 population. Resources in this program are dedicated to projects related to home improvement programs, rehabilitation of rental units, homesteading of vacant properties, programs for the homeless and public facilities' improvements linked to targeted home improvement programs • • • -112- �.. < • l • • <' • I i\ . , :~ l. I . !. SECTION IV COMMERCIAL DEVELOPMENT �COMMERCIAL DEVELOPMENT . -[ Goal Continued development of Eaton Rapids as the commercial/ service center of the southeastern portion of Eaton County, while meeting the shopping and employment needs of local citizens. Objectives . ' I l ;' ' A. Attract visitors and shoppers to the area. B. Reinforce the role of Eaton Rapids as the commmercial/service center of the southeastern portion of Eaton County. C. Improve the "mix" of retail and commercial service businesses to meet the needs of local citizens. - . Policies I 1. Encourage future commercial development to occur within or near already developed commercial areas. 2. Attract businesses into the Eaton Rapids area that will provide for the best commercial/service "mix" and which will meet known deficiencies. 3. Formulate a "partnership" between all levels of government and the Eaton Rapids Business Community. 4. Take steps to enhan.c e Downtown Eaton Rapids' position as a comparison shopping area, while encouraging downtown to provide a wide variety of competitively pr iced convenience i terns designed to meet the needs of the area residents. 5. Initiate an aggressive campaign by which to utilize vacant or obsolete industrial facilities within the City for commercial retail, service and office activities. Land Use The proposed land use plan should provide the City of Eaton Rapids with enough space to achieve the general goal and the specific objectives defined in the commercial development plan. -113- �1· ,.~. I • ! . The proposed land use plan distributes commercial activities in three separate areas along Main Street and the first block to the east and/or west of Main (this varies by location). Proposed commercial land uses run from Canal/Main street intersection (east side) on the north to State Street, from Plain Street to Alice Street and from Marlin Avenue to the southern City limits on the south. At present, the southern eight blocks of Main Street are predominately residential with some commercial establishments interspersed. The greatest concentration of proposed commercial land use is on Main Street at Knight, Hamlin and Spicer. This follows existing developmment as the highest commercial densities are found in this three block area. However, as mentioned earlier, a Planned Unit Development proposed for a northern section of the City may also include some commercial activity. Although this would be rather limited and intend to primarily service the surrounding residential uses. Qualitative Description Eaton Rapids' commercial development is probably the greatest single physical element that defines the image of the City to outside visitors. The current image of downtown Eaton Rapids to many residents is not very positive. Yet, the natural environment and physical setting of the Central Business District offers the potential for establishment of a positive image as a unique commercial _d istrict. f I i._ The central business core, from Canal Street to State Street, will be the center of the City's commercial and service activity. However, to maximize that potential, modifications and alterations and repairs to existing buildings, particularly storefronts, are needed. These include replacing rotted wood, repainting masonry joints, removing metal rust, repainting buildings, adding new or additional trim, improving interiors and performing structural alterations as needed to ensure the soundness of the building. The City should strive to retain those buildings that have archi tectural and historical integrity, while modifying or removing those that have outlived their useful life and do not fit into the overall historical integrity of the downtown area. An appropriate mix of specialty retail shops, service commercial and entertainment facilities, including restaurants and performing arts theatre, should be the primary components of the Central Business District. Upper floors of buildings that as structurally sound, or can be renovated, should be converted into mid-price to luxury apartments. To complement building renovation and alterations, the City should establish a downtown streetscape improvement program. Such a program could include, but not be limited to: sidewalk redesign using brick pavers, street lamps, tree, shrub and flower -114- �I'. planters, street furniture, historical or theme signage, landscaped off-street parking and other similar improvements. Redevelopment of the old Horner property at the intersection of Canal and Main streets should be accomplished using a theme that will complement the remainder of the buildings in the downtown core area. This property should be redeveloped into a retail/service/office complex, but should not detract from the revitalization of the balance of the Central Business District. Emphasis should also be placed on the Grand River and Spring Brook, with river walks, lighting, landscaping, boating and outdoor restaurants adjacent to the river, with retention of, and improvement to, Island Park. The overall intent of revitalization of the downtown core should be to establish _ a pedestrian-oriented area that attracts customers and patrons from the greater Lansing area. I .... ,·. ! 1,· I The two other commercial areas bordering South Main Street will be highway or auto-oriented commercial districts. They will be larger retail/service outlets into a linear "minimall" configuration or larger discount or grocery stores in individual buildings. These buildings will contain their own off-street parking. The businesses in these areas will not compete with the specialty stores in the Central Business District but will rather serve the daily needs of consumers. Typical businesses would include larger chain discount stores, supermarkets, fast-food restaurants, appliance stores, auto repair facilities, laundromats and similar outlets. The design integrity of these commercial facilities can be controlled by the City to a certain extent through site plan review, which could require certain standards in signage, parking and landscaping, as well as buffers between commercial and residential land uses. Implementation Those actions recommended to achieve the commercial development goals and objectives are aimed basically at reinforcing downtown, attracting investment to the City, promoting the expansion of local businesses, and improving public facilities related to the commercial development of Eaton Rapids. i - I .• • Commercial activity plays a key role in the economic development process of the City. However, the volume of commercial activity in the Central Business District has decreased during the last decade, following the general behavior of Central Business Districts around the country. According to surveys conducted in the area, Downtown Eaton Rapids needs to improve its current mix of businesses, as there is a negative perception of downtown among local residents. The perception is that Eaton Rapids is not competitive when compared to the variety of stores located in shopping malls in Lansing and Jackson. -115- - �• The following are some of the actions recommended to improve the commercial conditions of the City of Eaton Rapids: 0 !' The "Managing Downtown" Market Study identified some businesses that could fit into downtown's "niche", which are the following: meat market/deli selling quality meats and selected ready-to-eat foods, children's clothing stores, big and tall men's shop, retail bakery, an · antique mall, and a sit down restaurant. ·. 0 The City Council could establish a program of incentives to attract investment to the City, and at the same time encourage the expansion of locally owned business. The following are some of the incentives that could be established: purchase or acquisition of tax deliquent properties to be used by the City as leverage for new or expanded commercial development (land "writedowns"); entering into a public/private partnership with a qualified developer ( such an arrangement can vary from offering municipal funds for "start-up" costs to a full partnership in which the City and developer share assets and liabilities); improvement of public facilities; and the retention and expansion of local development corporations, such as the Ea ton Rapids Alliance for Community Development. In addition, development and investment plans for the Horner property should continue to be pursued. Some financial assistance for these actions could be obtained from the Community Development Block Grant and Small Business Administration programs. l ! Contact private developers in order to promote the market possibilities that types of businesses have in the area. This should be done by the Downtown Development Authority (DDA). ! 0 DOA and other City organizations should be involved in the construction of new parking facilities, the promotion of special events to attract people downtown, the rehabilitation of deteriorated facilities, the demolition of delapidated facilities, the occupancy of vacant structures, and the adequate provision of public services, such as -116- �police protection, fire protection, snow removal, etc. Street level spaces in downtown buildings should be oriented toward commercial retail and service businesses while second and third floor areas should be limited to office and apartment uses. 0 The DDA and downtown property owners should work together within a committee structure to ensure that vacant retail are filled accordingly. 'I spaces The search committee could serve an important function as a DDA clearing house for inf ormation on business opportunities in Eaton Rapids. The committee could handle initial inquiries but would particularly be helpful as a group to which inquiries from prospective new business operators could be directed. Information about such contacts/inquiries would then be given to the DDA for further follow-up. Business people should be encouraged to keep any negative opinions they may have to themselves and to direct inquiries instead to the search committee. The committee should poll local business operators frequently to elicit intormation on inquiries or expressions of interest which they may have had from friends, business associates in other towns, or information on potential new business operators who might be contacted as prospective occupants of space. Membership on this committee should consist of realtors, bankers, etc. _·. ! ' [ and off ice l i •. :J One class of occupants for additional floor space are Central Business District businesses which may be in need of expanded space. The revitalization of downtown business is also in part a function of the ability of the downtown area to serve as a breeding ground for new commercial enterprises. One way to plan for this type of commercial growth is to encourage and facilitate the expansion of existing businesses, which not only promotes the growth of established firms but opens up smaller commercial spaces for new businesses. The potential barriers to transfers of this sort, such as the prospect of having to pay a higher rent or having to make substantial interior and perhaps exterior improvements, may be overcome with local initiatives. �• . -{ A source of potential tenants for local commercial space consists of established independent operations currently located in nearby cities and towns out of the market area. Many established independents may have found that they have grown to the limits of their market at their present location. Establishing an additional office or store in the downtown area can be presented as an advantageous means of expanding their businesses. A business search committee can begin the process of targeting potential branch operations for downtown by making exploratory trips to surrounding towns . and cities with an eye to spotting healthy small businesses of types not currently represented in Eaton Rapids. In addition, it can assist in promoting negotiations between owners and prospective downtown "relocatees" or new tenants and in developing proposals which would include provisions for · building improvements and for linking increased rental income to the growth in sales realized by the new or relocating business, as well as looking for new innovative businesses to locate, or expand: i.e., auto mall for service to auto while people shop and work is an example, or a previously owned auto dealership ·. The ini~ial task of this committee is getting (and then updating) hard facts about all available properties in the DDA area. This information which should be issued per iodically to property owners and brokers who market the space, includes every unit of retail, off ice or other space available for sale or rent. The data includes property status (in pre-leasing, ready-to-go, or needs work), floor level of the space, area available, approximate rental Cidentified in categories, i.e., $2-$3.99/sq. ft., $4-$5.99/ sq. ft., $6-$7.99/sq. ft., etc.), utilities, parking availability, carpeting, air condi tionim;, and adjoining vacant expansion space. This committee should also mail a promotional package to all appropriate businesses within the Eaton Rapids Market Area. The committee should follow-up on leads and get them actively interested in downtown. The promotional package should stress the positive features of downtown. First, it should stress that Downtown Eaton Rapids is a fun place to -lIA- �visit and is active, colorful and interesting. Secondly, it should explain that downtown businesspeople are working together to exploit market opportunities and target marketing and sales efforts. Thirdly, it should stress the concept of quality goods and services, as opposed to mediocre or cut-rate i terns. Fourthly, it should emphasize that the DDA is providing resources by which private investment is supported with a public commitment. It should be a high priority of a search committee to assure that upper floor spaces are being utilized for their best and highest use. Within the commercial area, most buildings have upper floors which are used for storage or business purposes. These would also support offices or small retail businesses. Physical improvements through CDB3 /Housing Funds in the upper floor space for housing, offices or retail space will improve the quality of tenants and add to potential clientele. Financing Programs for Commercial Development ·. "'9 While there are many programs related to economic development, the majority of them are oriented to financing projects that support business activity, especially infrastructure (sewer, water, streets, etc.). Many of the programs directly related to economic development are aimed at the promotion of small businesses, due to the recognized importance of these types of businesses for regional (and national) economic development. At the federal level, the Small Business Administration is the agency that provides loans and loan guarantees to help small businesses. The SBA has several different programs, such as: Section 7(a): Regular Small Business Loans. Their objective is to aid small businesses that are unable to obtain financing in the private credit market. Besides the independently owned small businesses, state and local development companies can apply for loans, for projects such as construction, purchase of buildings, equipment and material, and working capital. Section 8(a): Business Development Program, ensures participation of businesses owned and controlled by disadvantaged persons in federal contracting, in their process to become independent. _lJ.9- �i ' l • At the state level, the principal program directly related to economic development is the Michigan Community Development Block Grant CCDBG), which is administered by the Michigan Department of Commerce. The primary criterion for economic development grants is the number of jobs that the project will generate. The program also addresses economic development planning, community redevelopment and economic development related infrastructure. L i. Section 503: Certified Development Company Programs. Their objective is to stimulate the growth and expansion of small businesses by providing them with long-term financing. Activities such as acquisition of land and buildings, construction, expansion, renovation and modernization can be financed by this program; however, some restrictions apply for applicants. I Two specific programs offered by the CDOO for commercial development are: Commercial/Retail Loan, and Downtown Development and Emergency Community Assistance. At the local level, the City has financial resources that could be used to promote commercial development. Besides its normal revenue sources, the City of Eaton Rapids could use, and has in place, Tax Increment Financing. In addition, Public/Private Partnerships and Special Assessment Taxes could be used. i ' ' Tax Increment Financing programs can be used to redevelop Central Business Districts that are experiencing declining property values and create and improve public facilities and buildings for industrial development. These programs, under P.A. 198, the Downtown Development Authority Act, or P.A. 450, the Local Development Finance Authority Act are not tax abatements, as long as they do not lower any tax rates. Basically, the idea is to establish a project area and "freeze" all property valuations (assessments) of the project area at the beginning of the TIF, and all increases in assessments due to property improvements are either pledged for bonds or used directly for making further public improvements in the TIF district. Once the TIF program is completed, future tax revenues are returned to the full tax base of the community. Public/private co-development is another tool to induce commercial growth. One form of co-development is ground leasing, whereby the City leases land or buildings it owns to a developer or business for a minimum base payment plus a percentage of the income generated by the project or business or some other arrangement. There are several advantages to ground leasing as a means of public/private partnership in commercial development. If the project is -120- �successful, the City can recover all of its costs plus additional revenues. Ground leases can be subordinated - the City can mortgage its interest in the property as security for a development loan to the business or developer. The smaller capital investment required for leasing a space will give a developer a better return on his or her investment. Leasing also allows the City control over the way the property is developed or used, and offers flexibility by structuring payments to meet the needs of the project's requirements for cash flow. ,- , ' . Special assessment taxes are another means of financing public improvement which, in turn, can lead to further private development. Special assessment districts require the approval of the majority of the property owners in the proposed district. Since this is, in essence, a self-imposed tax, there is little likelihood of approval of a downtown assessment district unless the projects it is intended to fund are regarded by those property owners as necessary. Such a district is beneficial if the improvements lead to increased business, and it is established only for a specified period of time, unless it is approved by the property owners as an ongoing assessment. Another way to finance programs and promote small business development at a local level is the creation of a Community Development Corporation (CDC), which is a nonprofit, private and city-based organization. Its main purpose is to involve low income residents in the long-term and comprehensive development of their communities. CDCs participate in programs related to housing rehabilitation, commercial revitalization, infrastructure development, job training, planning, and financial and technical assistance for small businesses. Some of the advantages of this type of organization include no bureaucratic constraints, use of local initiative to address local needs, use of private development techniques for public purposes, attraction of private resources and reinvestment in the community. The Alliance for Community Development could be expanded to become a community wide CDC. Neighborhood areas could also create their own neighborhood development corporation. -121- �• I ; ' \ . SECTI.ON V INDUSTRIAL DEVELOPMENT �INDUSTRIAL DEVELOPMENT Goal Provide for substantial and diversified clean industrial growth in the Eaton Rapids area through orderly placement of land uses and strengthened local organization. Objectives A. Increase the the area • B. Increase industrial employment. C. Prevent or minimize polluting effects of industrial developments. l .. ., ' L .. 1 number of diversity of industries in Policies the use the and 1. Encourage noncyclical industries to locate in Eaton Rapids area in accordance with the land plan and at a rate which is consistent with ability to provide housing, services, utilities amenities. 2. Locate industrial uses in areas which have the necessary transportation carrying capacities, while preventing industrial development in environmentally sensitive areas such as wetlands and adjacent to the Grand River. Land Use The general provide the diversified of land uses goal of the industrial development plan is to City of Eaton Rapids with a substantial and clean industrial base through orderly placement and strengthened local organizations. The proposed land use plan denotes approximately twice as much area to industrial use than what currently exists. Primarily this is in the southeastern portion of the City utilizing the existing industrial area, including the City's ind us trial park and a large vacant tract. The only other ind us trial activity in the City will occur on the parcel located on Brook Street between the intersections of Brook and Knight streets and Brook and Main Street. This is currently occupied by Michigan Packaging Company and several single-family homes. The designation of this entire block as industrial allows for additional expansion of the existing industrial activities as necessary. In addition, a parcel that is currently used for warehousing on W. Knight Street north of the Old Athletic Field will continue to be used as such. -122- �Locations in the City which are currently devoted to warehouse uses are to remain relatively unchanged under the new plan. Land containing warehouse uses are oriented around the railroad tracks (no longer in use) and on the northwest corner of the Central Business District (with industrial uses). Qualitative Description The City's industrial activities, aside from the manufacturing and warehousing parcels on w. Knight and Brook streets, will be concentrated in the southeastern portion of the City. This includes the 23 plus acre City industrial park on Hamman Drive. Light manufacturing facilities are the preference of local residents and this area should be devoted primarily to such industry. Approximately 20 percent of this 97-1/2 acre area (or about 20 acres) should be set aside for heavy industry to be separated from light industrial activity. The City's industrial park should be completely developed or have development commitments before additional improvement for industrial developments are made adjacent to the park. The City, or a private developer, or nonprofit corporation, should then purchase and, improve the property north of Hamman Road for an industrial park, including street, water, sewer and storm sewer improvements. The existing industrial park currently has water, sanitary sewers and electric service. Storm sewers should also be extended into this area. Standards for landscaping, building design and noise and vibration should be adopted and administered. A buffer between the industrial area and surrounding land uses should be maintained. Such a buffer should consist of vegetation, along with an adequately high earth berm. In addition, heavy industry should be separated from light industry by a major entrance road and more strict setback requirements. In effect, every effort should be made to limit, within reason, negative environmental impacts associated with manufacturing activity within the industrial park and to maintain high standards for design and siting of industrial buildings and landscaping. Implementation The actions proposed to promote industrial development within the City of Eaton Rapids are very similar to those proposed for commercial development, in the sense that they are both intended to attract investment into the City, and/or expand businesses and industries already located in Eaton Rapids. -123- :::.:" �At least two factors should be considered before any action is implemented: first, the need to identify the types of industries that are most conducive to the economic, employment and physical characteristics of the Eaton Rapids area; and secondly, an analysis should be conducted to identify the ef f ect:s (i.e. , environmental, social and economic) these industries could have on the City. Some of the actions recommended goal are the following: 0 to achieve the industrial The EDC, or local development corporation, should identify industries with a potential for success within the area, and then contact prospective companies - especially nonpolluting industries - in order to promote their location in Eaton Rapids. Any marketing plan to promote the City must consider the factors that affect the decision of a firm when conducting a business location search and selecting a site. The necessity of a new plant could be the result of an anticipated capacity shortfall, or any other factor such as too many workers of an existing plant, new production technology that requires a new facility, improved proximity to markets, etc. Although the selection process is different depending on the factor that motivates the new location, there are some common factors that concern companies when making their decisions. There are, among others: labor costs, transportation costs and facilities, proximity to raw material sources, proximity to existing company facilities and quality of life in the area. For this reason it is important for the City to maintain updated information about its socio-economic conditions, and to prepare a brochure that could be sent to prospective companies when required. The effort to attract new industries into the City should include a campaign with direct mail, brochures with information, phone calls to staff members of prospective companies and even personal visits to the company. 0 Create some incentives in order to attract industrial investment into the City, and retain and expand those industries already located in Eaton Rapids. -124- �The following are some of the incentives that could be established: real property tax reduction, industrial revenue bonds, federal loan guarantees, joint ventures and investment tax credits. The City currently has established Tax Increment Finance programs for the downtown area and industrial park. o Encourage industries to enter into voluntary agreements to give hiring preferences to local residents and to improve training programs. Financing Programs for Industrial Development Most of the financing programs mentioned for commercial development could also be used to finance industrial development. There are some programs, however, that are specific for industries, such as the Base Industries Loan which is offered by the Michigan Community Block Grant (CDB3). At the local level, Industrial Development Bonds are used by local governments for public improvements and industrial projects. Under Act 62 of 1963, local governments are authorized to issue bonds whether an economic development organization exists in the area or not. These types of bonds do not require voter approval, as the principal and interest of the bond is paid back through the revenue received from the project after it is completed. Other types of bonds are general obligation bonds, which in most cases require approval by the voters, and special assessment bonds, which require a public hearing before approval and are used to pay for specific improvements to designated properties. -125- �,-·- . ! :.~ r-~ '. r, ~ 'r. l: I , t. ,! l I i i. ..• t i, . l- ~. SECTION VI ' I • SENSE OF COMMUNITY �l. , SENSE OF COMMUNITY r~ I ' ' Characteristics such as size, configuration, architecture, lakes, rivers, history, economy and public relations, makes a city specific and unique. They create a feeling of identity among its residents and a sense of community that is required to achieve social and economic development. Goal Preserve and encourage a strong sense of the Eaton Rapids area. "community" within Objectives L, A. Increase residents' participation decision-making process. in the City's B. Promote coordinated action among different community entities in order to promote the economic development of the area. c. Retain and improve the aesthetic and architectural characteristics of the City, preventing the destruction of landmark buildings and sites. D. Preserve the City's small town atmosphere. Policies 1. Provide residents from within each section of the Eaton Rapids area the opportunity for input into the decision-making process by periodically surveying surrounding township residents regarding their concerns and impressions and establishing a "town meeting" format for residents of the City. 2. Provide guidance to local commissions and boards regarding their responsibilities and functions while improving coordination among these bodies. Coordinate with other units of government, nonprofit agencies and developers/investors to promote economic development in the Eaton Rapids area. 3. Periodically review and update this comprehensive plan to make it current with community needs and conditions. 4. Encourage sites. preservation of landmark buildings and �Land Use Each community has its own particular physical and environmental characteristics that give it its own unique identity. Eaton Rapids has a distinct advantage over many other communities because of the 'island' on which the Central Business District is located, the potential of its older commercial buildings and the quality of some of its residential areas. The City needs to capitalize upon these elements to retain and enhance its sense of community. Improving and rehabilitating the downtown area, appropriately emphasizing the Grand River and Spring Brook with walkways, boardwalks, landscaping, boating facilities and improvements to the rear of buildings in the Central Business District, concentrating upon retaining and improving and expanding residential neighborhoods to make them more cohesive and identifiable, providing additional public and private recreation activities in defined neighborhoods as well as the downtown area, creating commercial areas on south Main Street that are compatible with the small town environment Eaton Rapids desires to maintain and creating a district industrial area appropriately designed and landscaped are all land use applications intended to achieve a sense of commmunity. Qualitative Description Eaton Rapids currently retains a certain sense of community. That is, its residents can identify with, and relate to, the entire City as a unique area. That sense of community, however, is not as positive or as strong as it could be. The major deterrents to a strong sense of community consist of: a deteriorating Central Business District; lack of competition, choice and quality in commercial businesses; absense, or lack of maintenance of some residences; an inadequate local employment base; inadequate recreation/entertainment f ac ili ties; inadequate communication between local government and residents. This Plan proposes that those deterrents be eliminated or minimized through coordinated efforts of the public and private sector. Local citizen involvement in the formation and operation of nonprofit community development organizations, neighborhood organizations, and community sponsored volunteer groups is a primary component in efforts to garner resident investment in community development and increase overall sense of community. Local government related organizations, such as the Downtown Development Authority and an Economic Development Corporation can use state enabling legislation to initiate improvements to commercial and industrial areas and solicit potential commercial and industrial tenants. The City can help organize and advertise these organizations, as well as promote overall coordination among these groups to -127- ,r-"\ �to maximize efficiency and communication. If these measures are initiated and/or improved upon, the result will be tangible, identifiable improvements to the physical and social composition of the entire City. These in turn will create and enhance a positive sense of Eaton Rapids' unique character. i ' , Implementation Recommended actions for the City of Eaton Rapids to achieve a stronger sense of community are: 0 Once community organizations and committees are established, the City should develop a coordination progr·am whereby these groups are continuously apprised of each others activities and hold meetings at a specified time where these organizations, as a whole, can provide feedback and recommendations to the City, including the City Council and Plannin~ Commission. 0 The Planning Commission should define those character is tics that make the City of Eaton Rapids specific, authorizing only those new developments that are compatible with them. 0 The Planning Commission should identify sites and buildings that could be considered as landmarks in order to prevent their des truetion. 0 The City Manager and the City Council could promote the creation of nonprofit organizations and committees formed by residents to participate in neighborhood rehabilitation, planning, economic promotion, etc. 0 Besides the preservation of the sense of community related with the physical characteristics of the City, it is essential to motivate citizen's participation in the decision making process. Economic development should be coordinated between the local government and private sector. The ODA should provide the link between the City and downtown businesses while separate groups be formed representing the interests of non-CBD commercial businesses. An EDC or Local Development Finance Authority should be formed to oversee the development and financing of industrial activities in the City. t·:- • -·(~ •·~ '· i -128- �Financing Programs for Sense of Community Various opportunities are available for enhancing a sense of community within Eaton Rapids. The Local Initiatives Support Corporation (LISC) is a nonprofit organization established to provide funding and support to local nonprofit community development corporations for housing and economic development. LISC has recently established a statewide off ice in Michigan. The Michigan Community Builders Alliance is a state program designed to fund various community economic and social development efforts, including neighborhood revitalization. Again, nonprofit community development corporations play a key role in this program. Local tax-generated revenues for downtown and industrial improvements can be generated through Tax Increment Financing, via a DDA and/or Local Development Finance Authority. Other funding programs designed to ultimately enhance community life and provide a sense of community include United Way and the Michigan Community Development Block Grant program. The City should continuously keep abreast of the various programs available and orchestrate them into an overall strategic approach toward community development. -129- �,..... '\ . L • ,r--I \. ' , ! ' l.. . , .. f I • \.. SECTION VII PARKS AND RECREATION �• PARKS AND RECREATION Goal Provide the City with an open space system, parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. f'"' Objectives r- A. Use existing spaces to provide outdoor for the citizens of Eaton Rapids. B. Provide access for all to recreational activities and facilities regardless of interest, age, sex, income, cultural background, housing environment, or handicap. c. Create parks and recreation facilities to meet the needs of local residents of all ages. D. Integrate public recreation with all other public services, such as education, heal th, and tr ansportation. E. Make recreational requirements. l l.' facilities adaptable recreation to future Policies I \._. 1. Evaluate and improve ( if necessary) existing park sites, and undertake annual evaluations, maintenance, and adequate replacement of existing recreational facilities as needed. 2. Develop municipal park and recreation facilities in appropriate areas in accordance with concentrations of population, easy access, environmental sensitivity and natural attractiveness. 3• Encourage the development recreational facilities. 4. Design parks to enhance recreation functions. 5. Establish a network of trails (pedestrian, bicycle, etc.) throughout the City, linking parks and recreation areas. -BO- of private neighborhoods and sector serve �6. Develop a requirement for any new residential development to dedicate land or pay a park fee for public parks, based upon the impact of that development on capacity of existing park facilities. 7. Create a park logo and a consistent design for park signs and furniture. Land Use The proposed land use plan provides the City with elements that are necessary to achieve the goal and the objectives associated with parks and recreation. The overall goal of the parks and recreation plan is to provide the City with an open space system and with parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. The existing park and recreation system in the City will remain intact under the new Plan, along with the dedication of a number of additional areas. Primarily, this includes adding a large tract of land along the City's western border - contiguous with the existing athletic fields and including Spring Brook. This site is essentially to remain as a natural open space area, to include a pedestrian/bike path. A large parcel along the Grand River between North East Street and a residential section on North Michigan Street is also to be reserved as natural open space. Another vacant parcel on the Grand River off of Water Street, south of Blake, is proposed as an additional open space area, and a large parcel between Lake Street and the City's western boundary is to be set aside as open space. Over 170 acres ( 8. 4% of the City's incorporated area) are scheduled to be devoted to recreation and natural open space, not including school facilities. This is an increase of 150 acres over the existing area allocated to recreation and open space use. The land use plan also proposes a bike/pedestrian route throughout the .aol: cit ·rvoi ;fewv efEf-:,i-:,..1 hhn ·f; oit location of parks and river areas, providing easy access to various social and cultural amenities throughout the area. Qualitative Description The intent of this Plan is to identify and formalize those areas of the City that are to be used for recreation and o~en space preservation. The improvement and use of the City's natural resources for the enjoyment of the City's residents and visitors will substantially add to the quality of life in Eaton Rapids. Areas where soils will not allow development, such as the large open space site adjacent to Spring Brook on the City's western boundary, are best preserved and utilized -131- �as natural areas for the enjoyment of the general public. The construction of pathways in these areas, perhaps with interpretive sig nage, would open those areas to the community. Obviously, policies and programs must be adopted and administered to minimize abuse and vandalism. ,__ ,... I • A major component of the City's park/open space system is the development of a linear parkway/open space area adjacent to the Grand River. While it may not be possible to construct hiking/biking paths along the entire length of the City's river system, efforts should be made to make those improvements wherever possible. Particular attention should be paid to the downtown area, where boardwalks, lighting and outdoor dining/entertainiment should be developed, emphasizing the river. Controlled nonmotorized boating on the river should also be encouraged in this area. Private recreation facilities, roller skating rink and other similar indoor activities, should be encouraged to locate within the City, preferably the Central Business District. Implementation Open space, parks and recreation facilities are very important for a community, in the sense that they make life in the . City more enjoyable and attractive. The following are some programs that should be implemented by the City. 0 i' I Eaton Rapids should rehabilitate or develop much of its open space, creating parks and various types of recreation f ac ili ties, such as bike paths, jogging and walking courses, playgrounds, etc. To ensure those facilities, the City should establish a recreation capital improvements program, identifying specific projects and their associated costs and revenue sources as well as project phasing. Those capital improvements should be in conjunction with the recreational improvements identified in the future land use element and be built upon the City's Park and Recreation Plan. This includes a proposed paved bike path, which can also be used as a jogging and walking course. This bike path would connect different parks and open spaces within the City, using the abandoned railroad right-ofway and following the City waterways through a linear open parkway. -132-.. �0 The City Council could create incentives for the private sector to develop recreation facilities around the City, including requiring recreational facilities to be included in residential developments as a prerequisite for site plan approval, if it is determined such development would create additional recreation demands that the City cannot immediately provide. In addition, in 1989 the Parks and Recreation Department has established the following projects to be completed in both the short-and long-term. Short-Term: 1. Rebuild Island Wall. Get the community involved in fund raising. Locate additional funding through grants, foundations, etc. 2. Purchase the railroad property at the Old Athletic Field. 3. Establish green areas in the south end, to include the intersections of Kyle & s. Main St. and Kyle & Kinneville. Long-Term: 1. Purchase the railroad property across from the Old Athletic Field. Expand the r i verwalk from Spring Brook to W. Plains Street. 2. Provide lighting and fencing on diamond #5.* 3. Expand the riverwalk, to include DDA plans. 4. Establish a roadside park in the Industrial Park on lots A, B, or C. *Short-term goal #2 must be accomplished before this can be done. Financing Programs for Parks and Recreation At the state level, projects related with recreation can be financed using the Michigan Natural Resources Trust Fund (N.R.T.F.), which replaced the Michigan Land Trust Fund in 1985. The overall goal of the NRTF is to financially assist both the purchase of land for recreation uses, or the protection of the land because of its environmental importance or scenic beauty. Local funding sources for land purchase and/or site improvements include fraternal organizations, a locally generated recreation trust fund, and general obligation bonds. -13'.l- �i t .. . -'I t (. r \. ' .· f . ! L.,_ SECTION VIII TRANSPORTATION ,. \ I f ' ��TRANSPORTATION ' . i I Goal ' Provision of safe, efficient, and accessible transportation methods and facilities available to all residents of the community which are compatible with land uses and minimize intermodel conflicts and negative environmental inputs. I • I Objectives A. the efficient use of existing transportation facilities . while providing for a variety of public-transportation modes as desirable alternatives to the automobile. B. Develop an integrated network of streets, and pedestrian paths in the community. C. Implement street standards for new development which promotes optimum, safety and design relationships and result in construction and maintenance economies. D. Improve and maintain the City's road system. L. /'" i Maximize bikeways Policies ' 1. Make every effort to insure that the transitdependent public will be served, including efficient inter-system scheduling. 2. Provide higher levels of transit service to the community by improving the routing, headways, transit facilities, hours of operation, and the structure of public transportation. 3• Upgrade, improve and maintain parking areas in and around commercial areas, while amending the zonin3 ordinance to apply specific parking standards and requirements for all types of development within the City. 4. Prepare and implement a plan to improve the accessibility, convenience, and efficiency of public transportation in the City, and investigate various alternative methods for financing transportationrelated improvements. 5. Prepare, adopt, and keep up-to-date parking plan for the City. . ,., l I I . ,· - -134- a traffic and �6. Provide bicyclists with a safe and convenient means of traveling to, through, and within the City. 7. Create a barrier-free environment and avoids intermodel conflict. 8. Develop a sidewalk plan that contains standards and guidelines specifying where, when, and what type of facilities should be provided (including barrierfree), including improving pedestrian crossing safety and convenience. 9. Create a pedestrian/transit/bicycle oriented CBD and limit the use of all alleyways to delivery vehicles, bicyclists, and pedestrians. 10. Increase the efficiency of intersections through improved signalization procedures and construction of turning lanes. 11. Include a bicycle lane in each direction along major roads. 12. Continue to require and construct path ramps at all intersections and crosswalks on new sidewalks and streets. 13. Improve existing municipal, in a cost-effective manner. 14. Expand the City's road system to allow for easy access to proposed residential areas and accommodate future residential and commercial development as needed. 15. Improve transportation connections between the east and west sides of the City. that discourages new county and state roads Land Use The transportation plan for Eaton Rapids is formulated to achieve the goal of providing the City with safe, efficient and accessible transportation methods and facilities available to all residents of the community, being compatible with land uses and minimizing intermodel conflicts and negative environmental impacts. The objectives of the transportation plan are: 1. maximize the efficient use of existing transportation facilities while providing for a variety of public-transportation modes as desirable alternatives to the automobile; -135- �2. develop an integrated network of streets, bikeways ana pedestrian paths in the community. 3. implement street standards for new development which promote optimum safety and design relationships and result in construction and maintenance economies; and 4. improve and maintain the city's road systems. ,r. l .J ' I. \ < . The major street plan is essentially the transportation element of the Comprehensive Plan, based primarily on the Street and Road Analysis completed earlier in the text. This element is structured to prqvide general transportation goals for all transportation-related activities in the City, along with specific objectives, strategies and actions. Because of its obvious importance in the functioning of today's society, a solid transportation analysis and plan must be integrated with the land use plan. The planning of an efficient road network in Eaton Rapids, and recommendations for solving existing traffic problems, will help ensure a system which is able to accommodate future traffic as the City changes and grows. Overal~, the City's existing composition of artery, collector and local streets will remain intact, with the major changes associated with extensions of local streets into undeveloped areas and the possible upgrading of some local streets to become collector streets, as future development warrants. Since a great deal of Eaton Rapids is still undeveloped, a specific street system does not exist along the perimeter of most of the City. Roads which have been recently added on the east for new development, and those proposed for the future, are all local streets. Angling (nonlinear) street systems should be encouraged in future residential development to contribute to design aesthetics and deter excess speed. All existing unpaved streets should be paved, and improved with curb and gutter. Assuming a general increase in traffic volumes for each area of the City in the near and distant future, a much more indepth traffic analysis should be undertaken by the City. This is especially critical for areas of the City which are designated for more commercial development and higher density residential uses, which will generate more traffic. • A study with greater detail will also be able to include specific planning principles. This involves the development of certain standards for the various types of streets (width, parking, movement, signage, etc), and the coordination of a local plan with adjacent municipalities and with regional and state planning agencies. -136- �,i._ _ _ _ _ _ _ _ _ _ @ ----hi I usn. • I I l I I I I -r-CITY OF EATON RAPlbS EATON COUNTY, MICHIGAN EATON RAPIDS COMPREHENSIVE DEVELOPMENT PLAN legend MAP 18 FUTURE STREET PLAN STREET CLASSIFICATIONS ARTERIAL Z2.ZZZllZZ2Z COLLECTOR @ LOCAL - 137- Gove Associates Inc. �,_,. . ' r ,: J .. As part of a thorough traffic analysis, a detailed investigation of existing and future parking demands is needed. As the City grows and more activities take place, an increased parking demand will be felt by both residents and visitors. Because of the possible diversity of activities in the City, the demands for parking will fluctuate (i.e., the greatest demand for parking spaces will not always occur during business hours). Specific points in the City will have to be identified and improved as vehicular parking lots and new development (or alterations to existing structures) should meet approved parking requirements as presented in the text of the Zoning Code. Downtown merchants have already voiced their concern regarding an inadequate parking system. The construction of sidewalks, curbs and gutters along existing streets that do · not contain these improvements, should be a priority item related to street improvements. At the same time, all new development should be required to include these amenities. Sidewalk maintenance programs, funded by both the City and property owners, should be used to ensure safe and functional walKways. i ' Because a transportation plan is not limited solely to individual vehicular traffic, mention should also be made of public transportation, bicyclists, service/delivery vehicles and pedestrian walkways. Although these four forms of transportation account for only a small portion of the area's total traffic volume, they are an integral part of any City fabric - especially in a community the size of Eaton Rapids. The harmonious functioning of these elements are essential to the City so that it does not become predominately vehicularoriented. As City streets are constructed or expanded, ample provision should be made to accommodate bicyclists and pedestrians. Further, the land use plan calls for a bicycle/ pedestrian path throughout the City which is free of motorized vehicles. To serve those residents who prefer (or are dependent upon) public transportation, the City should explore and maximize the most efficient use of these facilities. Qualitative Description The previously completed Street and Road Analysis identified a number of problem areas in the City. It also presented goals and objectives, strategies and actions to follow which will help remedy these situations and guide the City in the future. In summary, this includes: • Problem Areas: Vehicular congestion downtown 1. Conflict between various forms of traffic 2. Poor street alignment 3• Lack of sufficient parking 4. Poor condition and/or lack of pedestrian walks 5. -138- �6. 7. Community is too 'vehicular-oriented' Lack of standards/regulators to guide trafficrelated issues during and after development and during short- and long-range planning. Proposed Changes: Build new bridge across Grand River to connect 1. Michigan Street with North East Street. Explore and establish new parking standards and 2. requirements Identify and use specific areas for parking lots, 3. ramps, etc., making use of various forms (i.e., permit parking, metered, commuter lots, shoppers only, etc . ) Establish and institute standards for pedestrian 4. walks and bicycle paths Provide for maximum use of EATRAN and other public 5. transportation facilities Purchase available Michigan Central railroad right6. of-way for construction of local and collector streets between Hyatt and West streets and as an extension of Kimbark Avenue southeast to the City Limits. Implementation Improvements in transit facilities such as streets, sidewalks, sig nali za tion, lighting and parking spaces, are a prerequisite for economic development. For this reason it is important to implement the following actions: o The City of Eaton Rapids should improve street conditions. According to recent information provided by the City of Eaton Rapids there is a total of 24,495 feet of streets that require improvements, which represents around 16 percent of the total street area in the City. These improvements should be included in a street and roads capital improvements program. Special assessments, Act 51 revenues, and tax increment financing programs, as well as allocations from the City's general fund represent various means of conducting street and sidewalk repairs and improvements. 0 The City Council could create a program to increase the number of parking spaces in and around commercial areas of the City of Eaton Rapids. �Such a program should include the identification of possible sites and a study of the feasibility of purchasing those sites and their adaptation to parking spaces. 1, 0 ; ' . • ••t. A comprehensive bike route should be laid out within the City, utilizing separate bike paths and bike lanes in appropriate areas. The construction of bicycle routes within the City, connecting downtown with some neighborhoods around the City, is a complementary action associated with both transportation and recreation. The development of this system should be identified in a long-range capital improvements program, specifying those increments to be constructed or designated during each year of the program. Financing Programs for Transportation The U.S. Department of Transportation provides funds that can be used to develop a community's infrastructure and improves its communications network. Funds are available through the Federal Highway Administration (FHWA) and the Urban Mass Transportation Administration (UMTA). Two of its programs are the Capital Improvement Grant, which helps finance the purchase, construction, reconstruction and improvement of equipment and facilities for use in mass transportation service in both urban and nonurban areas; and Section 5, Capital and Operating Assistance Formula Grants, which has the same purpose as the Capital Improvements Grant Program, but provides additional aid for payment of operating expenses. Publicly and privately owned operators of mass transportation services are eligible to apply for this program. The Michigan Transportation Economic Development Fund is a recently passed piece of legislation that provides revenues to meet the demands that economic development places on highways, roads and streets. This program is available to local government units (such as Eaton Rapids) having roadway responsibility as well as to the Michigan Department of Transportation. There are six categories that qualify for funding: 1) highway projects related economic development projects; 2) additions to the state trunkline system; 3) reduction of congestion on primary county roads and major city streets within counties with a population greater than 400,000; 4) road improvements in counties with a population of 400,000 or less to create an all-season road network; 5) construction/reconstruction of roads essential to development of commercial forests; and 6) road and street improvements in cities in counties with a population of 400,000 or less. Categories one and six would be applicable to Eaton Rapids. -·140- �,., ... '!.·.· I . I . l \ ~ I i. !. SECTION IX PUBLIC FACILI.TIES, SCHOOLS, SERVICES �PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal ' , Improve the area's existing public and cultural facilities to accommodate existing needs and provide additional facilities and services to serve present and future population. Objectives l. f i A. Provide adequate public facilities (i.e. water, sewer, etc.) to allow vacant areas to develop as indicated on the proposed land use plan. B. Ensure that all public facility improvements provide Eaton Rapid's residents with the highest social and economic benefits and the least amount of negative impacts on the environment (air, water, noise, etc. ) • C. Maximize the extended use of existing public facilities for year-round and evening use. D. Promote the development of schools and institutions for post-high school education. E. Provide transportation and recreation opportunities in proximity to centers of student population. F. Encourage use of public school sites for and - after - school child care. i .: before Policies \ 1. Construct feeder systems for water and sewer to serve selected vacant areas, to be paid for by those who would benefit in an equitable manner. 2. Reduce any sewage Grand River. 3. Provide separate sanitary and storm sewers for all new development, and take action to separate any existing combination systems. 4. Ensure that the Planning Commission reviews all public works projects for environmental, economic, social and land use impacts. 5. Place new elementary school sites in centrally located areas of residential development; schools should not be located on arterials. l '- overflows -14!.;._ or dumping into the �6. To provide adequate space for cultural for which there is a demonstrated need. activities 7. Provide for adequate office and maintenance facilities for City government functions, which are easily accessible to the general public. Land Use Public Administration The City should see little to no change in its form and hierarchy of municipal administration. As the City expands in both development and population, additional employees will probably be required, especially in public safety and public service (e.g. blue collar employment} jobs. However, at this time the primary concern seems to be the consolidation of City facilities and buildings. It has been indicated that grouping of services and employee work stations/offices would provide a greater benefit to the public as a whole. Public Safety The City police and fire departments should have relatively few changes in the future, other than to maintain their existing facilities and remain up to date in their procedures. They may face the possibility of an expanded staff in the future, as the population of the City rises. Schools Assuming the number of school children in the Eaton Rapids system increases proportionally to the projected total population of the area, the City will contribute an additional 131 students in the next twenty years ( 4. 3% increase). The existing facilities should be adequate to accommodate this increase. However, looking at the total planning area which includes Hamlin and Eaton Rapids Townships - an addition of approximately 645 students could be realized. This may produce a significant change among teachers and apministrators, as well as cramped facilities and resources. Educational administrators and staff should now be looking at different areas in the City and Townships where new development is likely to occur. These areas should be given high priority for the establishment of a neighborhood school concept. At the same time, consideration should be given to design standards for additions and/or new facilities at existing structures and grounds. -142- �Library I, The Eaton Rapids library could be significantly more successful with a little more community involvement and a reactivation of former support groups. With the space opportunities for expansion possible, more supplies and materials could be available for library users. Additionally, cooperative privileges could be expanded, providing greater resources for the residents of the area. To help produce a higher quality and more successful library, funds should be collected from the Townships. This will supplement the current funding sources: general fund, state aid, and penal fines. A concentrated effort should also be made to reestablish - and maintain - specific support groups such as the Friends of the Library. Social Services The Senior Citizen Office in Eaton Rapids appears to be successful in serving senior citizens in the area, as a wide range of programs and activities are offered to older citizens. A variety and diversity of events (luncheons/dinners, educational seminars, trips, home meal delivery, counseling, etc.) are scheduled to appeal to a wide range of the seniors in the community. Funding for these programs, however, is inadequate at this time, particularly in regard to staffing at the Center. Revenues are provided through the United Fund, Tri-County Office of Aging, the City of Eaton Rapids, Eaton Rapids Public Schools, and various capital producing projects which the citizens stage themselves. The VFW National Home appears to be adequately serving its purpose, although on a much larger scale. Located outside of the City, the Home still impacts upon the residents of the area as it provides housing, schooling, and other services to single parents and children. Volunteer ism is becoming a more important element in providing social services to the general public, particularly at a time when federal programs devoted to social programs are decreasing. To coordinate and facilitate volunteer efforts in Eaton Rapids, local nonprofit social service organizations should form a "volunteer bank". Such a program would act as a clearinghouse for residents who wish to provide their time and effort in the community. Medical Services Existing medical services appear adequate to serve the community. This includes the hospital on south Main Street, ambulance service from Charlotte, the Springport Medical Clinic, and the Eaton Rapids Medical Clinic. -143-- �Water Supply and Distribution Network The existing system has an "excess capacity of approximately 800 persons, which could be increased to approximately 1,700 persons by replacing the plant's high service pumps with new units. This project would cost between $50 and $75 thousand (1988 dollars). With respect to the distribution system, the existing transmission main network (8, 10, 12 inch water mains) requires several improvements to complete the arterial transmission loop around and through the City water service area. Additional storage capacity is also required to supplement the present 250,000 gallon storage tank. Accordingly, the Water Distribution Network Analysis2 recommended the construction of a storage facility (at Greyhound Drive) in conjunction with the proposed southern loop transmission main (8, 10, 12 inch). The project has an estimated cost of $1,425,000 (1987 dollars). Storm Sewer System The storm sewer master plan for the City of Eaton Rapids was presented in 19783, but as little has been done, the plan is still valid. In this plan the City is divided into eleven sections and each one is analyzed according to the existing sewer system, recommending some improvements when they are required. There are three developments that need special attention: construction of a trunk sewer in Jackson Street in order to attend the needs of the industrial area, construction of a new trunk sewer along Forest and Leonard streets, and construction of a sewer in Hall, Knight and Mill streets, to solve problems in the downtown area. 2capitol Consultants, "Water Distribution Network Analysis for the City of Eaton Rapids, Michigan". (May, 1987) 3capitol Consultants, "Storm Sewer Master Plan, City of Eaton Rapids, Michigan". (March, 19 78) -144- �t ..• Sanitary Sewer System According to the capacity of the wastewater treatment facilities, prepared by private consultants for the City of Eaton Rapids (March, 1988) 4, all interceptor sewers have adequate capacity to handle present flows, except the River Crossing sewer. The siphons of this sewer should be replaced with larger siphons, with an estimated cost of between $75,000 and $100,000 (1988). On the other hand, the wastewater treatment plant has to be upgraded in order to expand its hydraulic loading and its organic treatment capacity, which is overloaded due to industrial waste. An alternative action to reduce organic loadings (and costs) is the implementation of the Industrial Pretreatment Program ( IPP). Costs without IPP would be in the range of $740,000 and $1,050,000, while implementing IPP, costs would be reduced to the range of $305,000 to $485,000 (1988 dollars). Solid Waste Disposal iI '. In the future, the City may wish to consider public pickup of the solid waste generated by residents and businesses. This is generally funded through property taxes, although various alternatives are available. However, at this time, private hauling of waste appears acceptable for the City. Residential, commercial and industrial recycling should be encouraged. To facilitate recycling, the City should study the feasibility of providing a collection facility for recyclable materials to the general public. Cemetery ', .. Rose Hill Cemetery adequately serves the community's needs, and should continue to do so in the future. If expansion is ever necessary, enough land is available on different sides to significantly increase the cemetery size. Qualitative Description I ' i i.. The City's infrastructure must be maintained to ensure existing residents and businesses are adequately served and expanded to meet future demand as well as to promote the City 4capitol Consultants, "Capacity Evaluation water Supply and Wastewater Treatment Facilities, City of Eaton Rapids, Michigan." (March, 1988) -145- �• I in attempts to attract new development and investment. At the same time, Eaton Rapids, as other cities, has limited financial resources to provide such facilities and services. Consequently, each facility and program that is proposed requiring municipal funds should be thoroughly reviewed to determine if it can be efficiently utilized for more than one purpose. All of the City government's real property should be maintained and improved to meet changing demands and functional design requirements. City Hall should be a priority in a municipal program for capital improvements. The existing facility should be studied to determine if it could or should be renovated and remodeled, or if a new City Hall should be constructed. Aside from the City Hall, police station, library and all other municipal facilities should be adequate to serve the City's needs over the next 20 years. Maintenance and ( in the case of water, stormwa ter and sanitary sewer lines) expansion of existing facilities should be the primary focus of municipal operation over the planning period. Implementation To maintain, expand and, in some cases, upgrade the City's facilities and services, the following implementation measures are suggested: o Develop a five year capital improvements program, utilizing City officials and private sector representatives to provide recommendations for specific projects. o Review and revise, as necessary, the City's policies and standards for new residential, commercial and industrial development as they pertain to municipal infrastructure. o Work with the City's senior center and areawide Council on Aging to increase the level of funding available to the Center. One possibility would be to expand funding sources to include the townships of Eaton Rapids and Hamlin, since seniors living in these townships have access to the Senior Center. 0 Coordinate with Eaton Rapids Public Schools to maximize the use of the school district's resources, including education and recreation facilities and programs, for the City's residents. -146- · :::; �0 Meet with school representatives to discuss the establishment of an after-school day care program for children of working parents using school facilities. Study the potential of utilizing senior citizens (particularly those associated with the Senior Center) to staff after-school day care. 0 Require that all major public works capital by the improvement projects be reviewed Planning Commission for coordination of consistency with this Comprehensive Plan. 0 Establish an annual survey of City residents to obtain feedback on attitudes and ideas and to provide a mechanism for positive public relations. Financing Programs for Public Facilities, School and Services The U.S. Department of Agriculture, through the Farmers Home Administration, offers two different programs related to public facilities and infrastructure. These are, Community Facility Loans and Water and Waste Disposal Systems for Rural Communities. The first program is aimed at the construction, extension, or improvement of community facilities that provide essential services to rural residents. The second program provides project grants and direct loans for new and improved water and waste disposal facilities for rural communities (open country or towns with less than 10,000 population). Public bodies and nonprofit corporations are eligible applicants for these programs, however, there are additional restrictions that have to be reviewed before applying for a program. At the state and local levels there are some programs that have been mentioned before that could be used by the City of Eaton Rapids to finance public facilities and infrastructure related projects. Community Development Block Grant Programs, administered by the Michigan Department of Commerce and MSHDA, provides resources for infrastructure and public facilities improvements when linked to either economic development or targeted home improvement programs. It has to be stressed that the economic development grants administered by the Michigan Department of Commerce are awarded based on the impact the project will have on job creation. Therefore, those projects looking for financing resources from the CDBG program have to be presented in a way that shows their linkages to the economic development of the community. -147- �A state program that can be used to finance local projects is the Michigan Municipal Bond Authority (MMBA). This program was designed to provide Michigan municipalities with low interest bonds by using the state's high bond market rating. The MMBA is authorized to issue bonds to make loans to local communities through the purchase of municipal obligations. This way municipalities do not have to enter the bond market on their own, but combine with other local units to gain access to highly rated low interest bond financing. These resources could be especially useful to finance infrastructure related projects such as water and sewer system improvements. At the local level the City could finance its infrastructure and public facilities projects using local tax revenues, combined with federal and state loans and grants. General obligation bonds, special assessment bonds and revenue bonds could be issued by the City to finance these programs. In addition, special tax assessments could be used. .. l 0 ' -148- �• I ...... i .' [ I ' . ! ' . ; I l L . ' . ' . ' SECTION X COMMUNITY HEALTH AND SAFETY �COMMUNITY HEALTH AND SAFETY Goals Provide adequate public health and safety programs facilities and equipment through coordination among the City's service providers. Eliminate the hazards to health and safety that may exist in the City. Provide effective and economical police, fire and emergency services to residents. Ensure that cost-effective social services are available in response to public needs. Make adequate medical services available to all residents. Objectives A. Eliminate 75 percent of all existing hazards in the City by 1995 which are detrimental to the heal th, safety, and welfare of the residents. B. Prohibit potential hazards from developing. C. Increase public awareness of fire and other natural hazards, and of methods to avoid or mitigate the effects of these hazards. D. Insure that critical facilities will function during and after a disaster. E. Ensure quality fire prevention and protection facilities and equipment, and maintain or increase current performance levels of police, fire and emergency personnel. F. Work with health providers to ensure consistent, high quality health care to the City's residents and promote health maintenance programs and events. G. Encourage volunteer ism within the community to assist in providing health care to the elderly and economically disadvantaged. H. Incorporate fire and crime protection measures into development planning. I. Encourage the continuation and expansion of social services necessary to serve Eaton Rapids residents, including financially supporting these services provided locally that are determined to be costeffective in meeting local needs. -149- �Policies 1. Coordinate information and programs with the City's volunteer fire department to ensure that the department is aware of the most recent training, technology and equipment available. 2. Establish an implementable and practical communitywide disaster response plan utilizing citizen input and make every effort to educate the public about the plan. 3. Work with local health care providers to encourage community-wide events that promote health maintenance for all age groups. 4. Initiate a volunteer program that encourages local health care professionals to donate time to provide limited free examinations to economically disadvantaged residents. 5. Work with the hospital to ensure continued operation of the facility and expansion of health care programs. 6. Encourage community-wide health and fitness programs through public and private promotion and development of public recreation/exercise facilities. Land Use The City has a valuable resource in the Eaton Rapids Community Hospital. That f ac il i ty should form the nucleus for heal th care activities in the City and private medical offices should be located adjacent to the hospital. The expansion of the City's recreation/open space areas will also impact community health by providing facilities for walking, jogging and biking. School facilities should continue to be available for recreation by local residents. The fire department and police department should remain within the downtown area, to be easily accessible to all parts of the City. Senior centers and nursing care homes should be located in areas designated for multiple-family development and be within quick response distance to the hospital. Qualitative Description The provision of health and safety facilities and services is a major component of community living. An effective police and fire department, as well as quality medical service, is very important to most residents, particularly senior citizens. The proliferation of crime, particularly in large -150- �,- .., cities, has made small community and rural living more attractive to many people. The perception of a particular community as safe is one of the more important er i ter ia. a person or household will use in the process of deciding to relocate into that community. Therefore, in attempt to accommodate new development, the City should achieve and maintain a reputation as a safe place in which to live. At the same time, every effort must be made to increase er ime prevention measures to combat the predictable increase in crime associated with increasing population. Consequently, the City, and its police and fire departments, should develop programs to include the general public in crime prevention, including education, and to work with th.e area's youth to institute alternatives to crime-related activities and behavior. Health maintenance should be strongly encouraged within the City. To promote heal th maintenance, the City should work with the Eaton Rapids Community Hospital and local physicians to establish a "health fair", to be held over a one or two day period each year, with booths, displays and exhibits regarding health care and health maintenance principles, along with more conventional fair rides, food booths, etc. The City should also encourage a local organization to sponsor local exercise and fitness events, such as a walk, fun-run and other similar activities. The City should also adopt a housing maintenance code, with inspection of rental units and possible inspection of owneroccupied uni ts upon sale of · the house. A community-wide disaster plan should be developed and widely advertised throughout the community. Other local events that promote health and safety and increase the community's awareness of health and safety practices should be encouraged and, as necessary, initiated by the City, involving volunteers. Implementation The following actions related to heal th and safety, education, hazard prevention and social service effectiveness are recommended: 1. Identify existing hazards (i.e., poor intersections, high fire areas, etc.) and prepare an elimination program by 1990, involving the Planning Commission working with the Police, Fire, and Engineering Departments to identify alternative solutions and cost estimates. 2. Implement and enforce various procedures and standards for handling, transporting, and disposing of hazardous materials throughout its City. -151.- �3. Review all new developments to identify possible safety and health hazards and impacts on future capacity. 4. Establish and enforce standards for noise, air, and water quality/supply for existing and proposed development, and continue to monitor their level of quality. 5. Maintain an updated disaster response plan that identifies and provides for essential emergency facilities to ensure that they will function in the event of a disaster.· 6. Allow land uses in areas prone to natural hazards only with appropriate mitigation procedures. 7. Cooperate with other public agencies to store, organize, distribute, and administer emergency medical equipment, supplies, services, and communication systems. 8. Have the Police Chief and Fire Chief annually review the performance of their respective departments and other departments from which the City obtains emergency services (i.e., paramedics). 9. Expand the annual police and fire reports to include a performance evaluation which would cover such areas as response times, information on public relations, lives saved or protected, etc., and note any possible trends or future problems due to new developments, shifting population, etc. 10. Ensure that the Police and Fire Departments continue to train personnel in first aid and CPR, and that classes in these areas be promoted through the schools. 11. Require any agencies requesting funding to submit an annual performance report to the Council and City Administrator. 12. Prepare a report which investigates costeffective alternatives in providing for the needs of the public. 13. Provide local information and referral service for parents seeking child care. -152- �14. Establish a volunteer network that will link programs that require volunteer efforts with local residents that desire to provide their time and services. 15. Establish a panel comprised of the police chief, fire chief, building inspector and private residents to develop and promote a community-wide disaster response and hazard elimination plan. Such a plan should identify solutions to eliminate most existing hazards in the City within a 10 year period. 16. Adopt and enforce a municipal housing code that is applicable to rental and owner-occupied units. vacant rental and owner-occupied units should be inspected for code violations. 17. Meet with Eaton Rapids Community Hospital officials and local physicians to discuss the possibility of establishing a "health fair". 18. Meet with local businessmen and volunteer groups to determine interest in establishing and sponsoring an annual "fun-run". Meet with school and hospital officials to encourage them to co-sponsor community physical fitness programs and periodic physical fitness events. 19. Meet with Ea ton Rapids Community Hospital and physicians and their staff to encourage them to donate their time ( annually or semi-annually) to provide free health checkup services to those residents that are economically disadvantaged. The City or school district could Qrovide the facilities and promotional effort for such a program. 20. Establish a household hazardous waste collection program, whereby residents are encouraged to drop-off their household hazardous wastes at a specified time and location. This should be undertaken in conjunction with the County Health Department. 21. with the fire and pol ice departments to define and establish annual performance goals and standards. Work Financing Programs for Community Health and Safety As in the other elements called for in this Plan, financing for community health and safety programs will consist of a .:.J.53-- �combination of public and private funding sources. Police and fire capital and operation expenditures are included in the City's annual budget. Revenue is comprised primarily from local property taxes and state shared revenue. At the present time, there are no available state and federal programs designed specifically to assist in funding police and fire protection. Therefore, the primary source of revenue for these public safety components will continue to be generated locally. Major capital improvements, if needed, could be funded through a general obligation bond issue. This should, however, be a means of last resort. The potential also exists of encouraging the judicial system to allow the police department to confiscate the property of convicted drug felons and sell such property for drug enforcement revenue, and to require those convicted of driving under the influence of alcohol to reimburse the community for the costs of arrest and prosecution as well as victims of any accident resulting from drunk driving. Most of the programs and projects identified in this section would be financed primarily from business and individual contributions and volunteer labor. In conjunction with this local resource, fund-raising events, such as arts and craft sales, walk-a-thons and similar activities could be established. The City should work with these volunteer groups to encourage fund-raising events for health and safety programs and ensure that they are coordinated. -154- �r . . '· tf I - ! ;' I I SECTION XI NATURAL RESOURCES, ENERGY CONSERVATION �NATURAL RESOURCES, ENERGY CONSERVATION Goal To have a harmonious relationship between the natural environment and the activities of the Eaton Rapids community, minimizing negative impacts of one upon the other to the benefit of both. Objectives f -· ; A. Continue to develop recreational and cultural opportunities along the Grand River and Spring Brook in a manner sensitive to the environment • B. Preserve and protect the rivers and streams in Eaton Rapids in their natural state as open spaces, natural resources, and habitats. C. Use waterways as a starting /focal point when considering adjacent land uses, redevelopment of existing areas, and new development. D. Regulate, provide, and monitor controls on urban development relative to soil conditions, ground cover, and climate in Eaton Rapids. E. Recycle solid waste when possible and promote conservation of nonrenewable energy resources. .. ' ,I@ ,. the Policies 1. Continue to emphasize the Island Park and its linkage to the downtown. 2. Adopt appropriate modifications (i.e. control plan), and institute a flood plain ment ordinance to reflect requirements Federal Flood Insurance Program, along natural resources management plan. 3. Maintain wetland areas (marshes, swamps, bogs, etc.) as a naturally occurring habitat for many biotic species. 4. Provide for the retention of natural vegetation in all areas of the City, primarily in areas with new development, and establish screening requirements for all new developments. 5. Carefully control all activities and development in the floodway and floodplain. -155.:. erosion manageof the with a �r----. 6. Improve the quality of water in the Grand River and its tributaries, while monitoring water levels and reducing peak flood flow rates, as necessary. 7. Encourage water-orientated activities/recreation in and around waterways, including river routes for biking, jogging, etc. 8. Emphasize and ensure public access to the waterways in Eaton Rapids, where feasible. 9. Provide safe and adequate access across waterways for motorists, bicyclists, and pedestrians. 10. Identify specific areas in the City which would provide greater visibility to the waterways, and develop the areas accordingly. 11. Encourage and ·manage public and private plantings to create and preserve tree cover in the ·City, while maintaining the functional aspects of plant materials (microclimate). 12. Provide land use controls (zoning, site plan review) which permit appropriate flexible design responses to existing soil conditions and problems. 13. Preserve and protect the waterways in the City by monitoring existing and proposed development for the type and amount of waste/discharge of any kind into the rivers. 14. Continue to provide specific open areas in the City (primarily undeveloped land due to poor soils, heavily wooded areas, etc.). 15. Investigate the aquisi tion of property rights, and provide specific development controls to protect environmentally sensitive areas. 16. Promote solid waste recycling. 17. Encourage conservation of energy consumption. 18. Establish gram. 19. Encourage volunteer interest and involvement in recycling. an areawide recycling -156- facility and pro- �Land Use r, j . The future land use element of this plan identifies those areas of the City that are to be set aside for open space and recreation. The majority of that land (150 acres) or about 86 percent of all land devoted to open space and recreation will be preserved in its natural state. Linear greenbelts along both sides of the Grand River and surrounding Spring Brook are major components of the open space system. The intent of preserving these areas as natural open spaces is to protect encroachment of development upon the City's river system while opening them up to public use, as well as define those areas that are undevelopable and establish them as formal natural preserve areas for use by the community. \. Qualitative Description The system of open space and recreation land within the City will be designed to integrate formal active and passive recreation with open space preservation and conservation. The City's existing parks will continue to exist and contain amenities such as ball diamonds, playground equipment and picnicing facilities. About one-half of the area designated as natural, open space will be limited to hiking/biking trials, interpretive signage and limited picnicing facilities. More specifically, pathways should be constructed where possible, along the Grand River within the linear greenbelt, primarily from State Street north to the City's northern limits. The linear. greenbelt on the southside of Spring Brook and the large acreage designated as open space, west of Hyatt Street will be preserved as natural open area, with improvement limited to a walking/biking path, interpretive signs and possibly picnic areas. The open space area west of Lake Street will in essence remain undeveloped and possibly linked to the open space site south of Brook Street at a later point in time. The designated open space areas east of north Michigan and east of Water Street will also remain unimproved for the duration of the Plan. New development will be reviewed for approval utilizing established criteria and standards for preserving open spaces within such development. Implementation To establish a coordinated open space/recreation system, the City should take the following steps: 1. Establish a citizen committee to recommend specific sites that should be preserved as open space. -157- �2. The committee should undertake a detailed analysis of the general areas (as well as other possible sites) identified in this Plan to determine their desirability and potential as open space/natural areas. 3. The City should accept and review the results of the committee study and recommendations and establish a schedule for acquisition. 4. The resultant acquisition projects should be incorporated into the City's capital improvement programs. 5. The City will establish site plan review standards for new planned residential, commercial and industrial development that considers natural preservation of appropriate areas on the site. Financing for Natural Resources, Energy Conservation Acquisition of larger parcels for greenbelt and open space preservation should utilize the Michigan Natural Resources Trust Fund as a primary funding source. Other statewide environmental organizations should also be contacted to determine the potential for obtainin9 their financial or professional assistance. Private developers required to provide open space within their developments will incur the costs of preserving these areas (i.e. opportuntiy costs that have been lost by not utilizing the land for its maximum development potential). The City should set aside a certain portion of its annual budget to make energy conservation improvements to City facilities as needed. -J.58- r'\ �. ' \ . r- . i I •• r ·. i ! • IMPLEMENTATION �DEVELOPMENT PRIORITIES f ' I ' ' I _; Now that the future development plan, including the proposed land use plan, has been described, the implementation of the Plan is facilitated by the establishment of a schedule for phasing the development program over the life of the Plan. Such a schedule should be based on the most immediate needs and demands of the City, a realistic assessment of the capacity of each phase of the program to be implemented (usually cost is the major factor) and the overall impact of the program on the quality of life in the City. The phasing program for the City of Eaton Rapids Comprehensive Plan is established according to 'development areas'. The programs are scheduled to be completed in five year increments over the 20 year life of this Plan. That is, Phase I improvement areas are scheduled for development within the first five years, Phase II areas are to be improved during years 6 through 10, Phase III areas during the 11th through 15th year and Phase IV from years 16 through 20. These development areas and projects are identified in the following table and depicted on Map 19. These priorities are intended as general guidelines for the City in establishing scheduling of projects and undertaking detailed analysis and evaluation of those projects. The City's Capital Improvement Plan and Program should follow this sequence of phasing for area development. The Planning and Zoning Commission should undertake more specific projects that define the recommendations in this Plan in greater detail and in accordance with this schedule. In effect, this schedule is an important component of the implementation efforts associated with this Plan and should be referred to as a guide for further detailed planning and programming. l .. , -159- �TABIE 34 SCHEDULED PHASES OF DEVEWPMENT Developnent Area ( 1) M::>bile Hone Park Hyatt Street Infrastructure or Public Irrprovenents Needed Phase Public Inprovenent Planni~ Phase I (2) MUltiple-Family/Office None - City Utilities in Place Private Inprovenents Necessary Brook/Dexter Phase I (3) Cormercial Errphasis S. ?-Bin Phase I ( 4) DOA Ri verwalk None - City Utilities in Place Private Inprovenents Public Irrprovenents Needed and Land Acquisition North South (5) Cornnunity Developnent & & W=st Section East Section Phase I Phase II Possible Expansion of City Utilities - Private Developnent Phase II None - Utilities in Place Private Irrprovenents Phase II Michigan Avenue ( 7) Recreation Area S.W. City Limits Public Irrprovenents Needed Sone Land Acquisition Phase III ( 8) Recreation Area N.E. City Limits Public Inprovenents Needed City Owns Property Phase III ( 9) Recreation Area water Street Public Irrprovenents Needed Land Acquisition Phase IV Needs Expanded Utilities Phase IV Needs Expanded Utilities Phase IV Horner Property (6) MUltiple-Family (10) P.U.D. Northeast City Limits ( ll) P.U.D. N.W. City Limits OCOURCE: EATON RAPIDS PLANNING AND ZONING COMMISSION -160- �• CJ C f l) a, ..... fl) w E a: ·- a: fl) fl) w ~ a, ~ CJ 0 Q .,.. 0, 1□ r. ·0 '[~ ' .. f _,ii:=:~G~--,,§ ::::==;:;:;~:? . ,OXIAfO " ~ l ¥ % □=D"'rJIL - . ·[JLI , --__. ..-...;,_~- - . ; ; ~ ~ ~ ' ..,,, ~ Uft · ]Oo l > ·W C ~ i · , . . . . . .. • : // 1/ j g . LU ; .' • .ffl ' •'i • □□Li~~D UJ• - LU a: a. :E 0 I z 1000 00 000000000 • 00000 0 0 00 0000~ o....o.....o0o0o0o0o~o,,_~o.. . ---t-- ~ <1> LU J: a: t) O OO OO OOOOOOOOC 000 0 0000000000 , _ -"' <( 10 00 00 000000000 00 0 0.0 0 00000000 ---~- LU > z "'-aC. - ooo o ~ooooooc 000000 • oooooooo c · C u t> ooo o ooooooooo c 0 00 00 000000000 , > LU 'I) tff 1 ~ t I 00 I 000000000000 0 0 0 0 0 000000000000000 09P090090Q.£>~O~o~o~o~o= ....-,:t:!,.~ @) I :E a. l':'"J~ '. ; ~6~ · E'j ·••. q- I ..... f. ~ - -- -·-.:. -:=::= .::--,-=-=+---~ ,.,_'~"-:.;.:= ..======c=-.-:= ..,,.n, 0 w a. ;; ·::- . . DD@ □□□ ~CJgi .. .,.~q □ -··· 11~_~ ·. ·. □p1 ~DE!r1o~D§J 1...-...,,.=-·- . . . ·-· .{?~: : .. C, ..J zLU ~ C_j :> 0 0 1- l ...z :e :e 0. z < .J & '--=:, ~)II CJDOI ' '"" 100 □ D . . ,. ~ 0. c( 0. - . _ _ _1· ! 0 ~ LU ._ I -161- �Implementation Schedule -. I • I .' I.' The following Implementation Schedule relates recommended programs to participants, project phasing and funding sources. The programs are in conformance with the suggestions and recommendations identified in the various sections of this Study, while the action associated with each program is a more specific performance or exercise intended to carry out that program. The participants that are responsible for undertaking each action are identified. In those instances where more than one participant is involved, coordination is necessary. The time or phasing of each action is stipulated in years. Funding sources are identified for each action as primary or secondary. Primary sources are those that should supply the majority of the financing for a particular action. Secondary funds are intended to supplement the primary revenue sources. Special assessments refer to either a tax assessment levied against specified properties by the City for a particular public improvement or by the Downtown Development Authority or the Local Development Finance Authority sponsored activities. Contributions refer to personal or group voluntary contributions as well as fees and dues, etc., levied against merchants or groups. The list of funding sources is by no means exhaustive and should be added to and updated as new sources are found and existing financial programs change. This chart is to be used as a general guide and its utility lies in its ability to unify and coordinate the various recommendations associated with this Plan. -162- �PARTICIPANIS TIMIN:; FWOm:;SCXJiCB • P r ~ _O ~~-'~- TABLE 35 ~ 11 YEAR- IMPLEMENTATION SCHEDULE I POLICllS LAND USE __ . _ .. _ ___ __ _ _ ~~ .1Cl'Im . __ __ Pericafcilly review land use procedures - SAME C.OOrdina~ land use plan with ne!_g_hbor- - Pr!:5ram ~iodic ueetings bet"Ween ing- tc,.mships tD,.mship and city r~resentatives Prroote areas suitable for different - Contact developers ~ of develcpient Iii I I I ~±I tt t1~tl b.Ji!,lil I I I I . . . . . ., I • RESIDENTIAL I r-' O'I w I Create a CcmnunityDevelo;rrent _~iporati'Oll Study ]pisibility of est.ablishlng a I public private _partnership to develop multi-family projects Prcm:,te naintenance of quality older hcrres PrCJTOte deTOiiHon of seve:-ely dilapidated housing units - Solicit local interest in fanning neighborhocd or areawide CDC's - Stud:t: housinq needs in the ci tyz cxmtact_private developers l&I I I I I I I__L~ I I I I Ill ~ 11 ~ I ~LLLL~m - O:rnnunit 1t en for well uaintain 0 er - Use powers of condemnation (cnly as last resort) I I - COMMERCIAL Prarote develqxrent of the CBO Develop incentives for rehabTI1tat1cn an..!.£reservation of do.mt.a..n - Establish a TIF plan and r29ram · - Purchase and rehabilitate:reircdel deteriorated prc:perties and sell at l0w narket rate - Prem:> 1 events - Form tee to solicit ures ~~ 11 ru. t - Acqw pr 111111 Ir the city . Research and establish tax incre:rent financing ~ram I ■ -· ~ sewer an water sys t etc. - St~:t:.advantages~disadvantages - i f ~ ] p:,s1tive, establish a Iocal Devel- · · · · · ~ HI I I I I I I ..i ~ ~~r:s~rll~::=urage I I I I I I 11 I I I I laa I I I I 1· 1 FT~• finance _p_rCQram ) ) ) �J :-····•- . ) 1/ """"' PARTICIPrwu,3 -~ Prarote industrial develocrrent Prarote local e,oloVITEnt O'I ~ I c,,:,t.tc,,:, n,:, - '•~ ·· OPEN SPACE. PARKS AND RECREATION Rehabilitate ~ snace TRANSPORTATION Tnnrove transnortation facilities ' T1 .. ~nhl ~ ~ - health and safl"tv I I .~~ ![ li~!ili ~ E~ :1 ~ l . IJ 1i lllii Iii t . . ~ ~ ,, ~ ! p! II ►. r~ 1 . ~~ ~ ; IE ~ t , : e • [ ~ • ljj l .A i t i ~· ·~ ~ f, i· ! ~ . 5 ! ~ - - 11 • ■ ■ ■ • .;,· Create sense of carmunitv COMM!JNITY HEH ,TH •I • I~ " It 11111,1 ·, - Identify types of industries that are JJOSt conducive to the ~il!l.l characteristics of the ci tv1 identitv effects of those industrie! · en the citv (envlron.rrental. ec:oncrn.i C • social) ·· - Cbntact or----:'"~ve industries I.& - Prcrrote aqreenents to aive hlrina oreferences to local residents, · innroverent of trainina oroarans I I ~, c~~ I I ~ ~ ~ -~ . 1I CJ ,.· ~ FI.NDDGrrSCXlRCB. Pdlll'lr, t ~~ !! i . I ~ ~~El;::;;tu 6 I~ ~ ~ · ~ l E ; I~ s t ~ ~I" ~I~ M ~ 1--' • 111 1~ ii i,; I~ ~~ ACTIClf 'l'IMOG ~ ~ 1• INDUSTRIAL Prarote industrial develo;:rrent in the citv -.. ) '. j ' a11m - Prcrrote creaticn of citizen c:i::m-mi ttees or CDCs for neiahborhood rehabilitation. olannina. etc.J encouraqe orivate and public nartnershios in addressina loca.J. social service needs. - Construct narks and recreational facilities: create incentives for the onvate sector to develoo recreation facilities :i .A _.. llli IJ ,a ~- • _. l.t - Irrole-nent oroqrams to inorove I_. na;or and local streets1 increase number of narkina facilities around i::cmrercial areas: desian and construct bikeoath _.. '-"Stem, strioe bikelane d..long side of roadwav & .t ~ ... ~ ~ _ _ • ,_ - ; .._ ... .._ I ~ ... ~ 111111 • cc • • ,.... ,.. - la ■ <:aJ:>l"'l'V _,: Maintain an uroated citv clfc,,.e+•o~ resnonse rilan - Maintain educational ()n health and safety A ~ • • • a J �CONCLUSION �r . I I APPENDICES . 'I APPENDIX A - PROCEDURE FOR LAND USE SURVEY • I - APPENDIX B - COMMUNITY OPINION SURVEY ,· I' ir l • l I t .. • APPENDIX C - SURVEY RESULTS �,·- l .....i .... r. ·' t L APPENDIX A • PROCEDURE FOR LAND USE SURVEY ,. f 'l . \_ L ,. 5 i • I. I ' L. I �I • I ,..,.. PROCEDURE FOR CONDUCTING A LAND USE SURVEY FOR CITY OF EATON RAPIDS Purpose: In order to develop a community plan, or to establish and retain a current inventory of activities within the community, it is necessary to conduct a land use survey. This survey can be used as a tool for analyzing problems and potentials associated with individual parcels and the spatial relationship between parcels as well as between whole sectors of the City. Patterns of past, present and future development can be determined and assessed, and a comprehensive overview of the activities occurring within the corranunity at any one point in time can be attained. General Approach: To conduct a land use survey efficiently, the planning area should be divided into sectors and each surveyor (or team of two or more surveyors) is assigned a particular sector or sectors. Each individual or team should cover their assigned sector(s) over a specified period of time (say 1 or 2 weeks). Each person (team) will be given a map of his/her assigned sector(s), along with instructions for identifying and recording land uses. Either a windshield survey (by car) or a walking survey is acceptable. If vehicles are used, at least two people per vehicle is desirable one to drive and one to record on the map. The map should be attached to a clipboard for stability. r -- L Equipment: A base map of the City, containing the road system and, if possible, lot splits; clipboard or other hard surface, several pencils, erasures. Procedures: Beginning at one of the corners of the assigned sector, drive or walk through the area in a predetermined pattern that will minimize repetition or "back-tracking". If in a car, drive at a slow enough speed to allow the person recording to register appropriate information on the map. When recording a structure on the map, the surveyor may often have to estimate as closely as possible the location of the structure within a particular block or section. Each recorder will use the following symbols in conducting the survey: 11 0 Single-Family Residence 'iJ Manufacturing <D Multiple-Family (3 or more units per building) X Warehouse □ School (Specify Elementary, Junior High, High f> Public Facility (Specify) e '' . Duplex 0 Mobile Home □ 0 Retail Commercial □ Office Church H Hospital -166- �Only the primary structure needs to be recorded. For example, for a parcel that contains a house and a pole barn, or other accessory building, only the house needs to be identified on the map. If a commercial building contains, for example,. a retail store on the first floor, offices on the second floor, and apartments on the third floor, the following symbol would apply: § That is, where a structure can be identified as housing more than one activity, record the primary activity that's occurring on the 1st floor, the primary activity on the second floor, etc., using the appropriate combination of symbols, as in the example above. Identify the number of stories in a building with a small subscript (1,2,3,4, etc.) outside the symbol on the lower left. Identify the condition of the structure with either an A, 8, or Con the lower right, outside of the symbol. "A" indicates the structure appears to be in good condition, with little or no repair/fix-up needed; "8" indicates the structure is somewhat deteriorated and needs minor-to-moderate repair; "C" indicates the structure is dilapidated and needs major repair or is beyond repair. This is a subjective evaluation, so everyone conducting the survey should agree as to what constitutes minor and major repair. Combining these symbols will result in a process that identifies the type of dwelling, the number of stories, and its general structural condition. (D For example, a symbol such as~ 6 depicts a multiple-family residence that contains 3-stories and is somewhat deteriorated. Even in the instance of a multiple story structure that has different uses on each floor (such as the retail/office/apartment building depicted above) the total number of floors should be noted in subscript. This helps to identify vacancies. 0 □ For example the symbol 4DA depicts a 4-story building in good condition that contains three different uses on 3 floors, with no use (or vacancy) on a 4th fl oar. If a primary building is vacant, the symbol representing that structure should be lightly shaded in. This obviously does not need to be done in the example cited immediately above. In cases where a particular land use, such as a golf course, airport, park or other similar type of activity covers a large area, the land use can be written down without using a symbol. Also, if the surveyor believes a particular structure or site has any significant historical or cultural value, he or she should reference that in a brief notation on a separate note pad, with reference to a letter o~ number that would identify the site on the ma~. Once all the participants have completed their surveys, they will be combined into one composite map by the consultant and presented to the Planning Commission as a body for review and corrections as necessary . ._167- �,- ) I -r, [ APPENDIX 8 COMMUNITY OPINION SURVEY r l • I L I : I. ' . \ L �CITY OF EATON RAPIDS COMMUNITY OPINION SURVEY (Total Surveys 375) 1. To what age group do you belong? L: 2. r· i (1) 21 18-25 (2) (4) ~ 46-55 (5) _£__ 56-64 _lLless than 1 yr. (1) f • (4) .2!_11-20 years ' . I :. 1. ·_. ·, 26-35 (3) 87 36-45 (6) 103 65 and older How long have you been a resident of the City? \ I 74 (2) _g_l-3 years (3) ~4-10 years (5) 177 over 20 years ( 2) rent Do you own your home or are you renting? 4. How many individuals in the following age groups reside in your household? 110 0-5 (1) (5) 272 . 36-54 5. 6. (2) 199 6-18 (3) (6) (7) 79 55-64 (1) 293 own 77 3. 66 19-25 nL (4) 142 26-35 65 and older In what type of housing are you living now? (1) 306 single-family House (2) __!_!_ duplex (3) (4) ~ apartment/townhouse 5 mobile Home No Answer 4 Please indicate the appropriate range of your household income before taxes last year. (1) ~ less than $10,000 (2) Z!._ $10-$20,000 (3) .§!_ $20-$30,000 l i - (4) _2! $30-$40,000 7. ~ $40-$50,000 (6) 42 over $50,000 u No answer (2) ..11._ part-time What are the occupations of employed members of your household? Manager-IO; Prof. Specialty-9; Technician-8; Sales-3; Clerical-17; Protective Services-I; Services-I; Precision Production, Craft, Repair-2; Machine (1) full-time (identify) Operators-14; Transportation-4; Handlers, Laborers-IO; (2) 9. ~ How many employed people are in your household? (1) 384 full-time 8. (5) part-time Manager-1; Prof. Specialty-3; Sales-4; Clerical-2; (identify) HH Services-2; Services-6; Handlers, Cleaners, Laborers- In what City do the employed members of your household work? (1) full-time Eaton Rapids-88 Lansing-131 Other-67 (2) part-time Eaton Rapids-45 Lansing-22 Other-19 -1-168- �10. How many people in your household have: (1) 409 (3) completed high school only 85 have a college degree (1) 119 retired (2) 180 have 1 to 3 years of college (4) 53 have completed more than 4 - - years of college (2) _l.L planning to retire within the next 5 years 11. Are you: 12. How long do you expect to reside at your present residence? - - - - - - - - - 13. Do you plan to move out of town sometime? 14. If yes, what type of housing would you be looking for: (1) 114 single-family Home (1) 124 yes (2) 203 no (2) _7_ duplex (3) ..1Z_ apartment (4) 6 mobile home ( 5) other ------------------ 15. 16. Do you believe that most new single-family houses in Eaton Rapids should be: (1) _7_ approximately less than 800 square feet (2) 109 (3) (4) 140 don't know ~ over 1200 square feet in size 800 to 1200 square feet Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) 299 (3) single-family house (2) 139 multi-family (apartments) 60 mobile homes (4) 154 (5) 86 modular homes - - (prefabricated single-family) (7) ~ condominiums -2- duplexes (two-family) (6) 125 townhouses �,., 17. Which of the following residential types should be promoted in Eaton Rapids and Hamlin Townships? (Please check all desired types} (1) 297 (3) (2) 128 multi-family (apartments} single-family House (4) 139 79 mobile Homes (5) 109 modular Homes - - (prefabricated single-family) (7) duplexes (two-family) (6) 103 townhouses 86 condominiums I., 18. Are there any additional comments you care to make about residential development? Various comments - not much has devefoped; housing is difficult to find; keep taxes at a reasonable percent of valuation; the town is not interested in . i growth; take better care of what we have; Inverness and Raeburn Street area needs ( ' repaving, curb and sidewalk; need owners that take pride in appearance and maintenance of property. 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) b. ' l .l , .. ( 2) 299 no If you answered "no", where should commercial development be encouraged? (3) . _§!_ yes ~ downtown area only (5) 150 along M-99 south of downtown 20. (4) 199 along M-99 north of downtown (6) other sections of the City 45 We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids • Various comments - encourage all businesses, allow franchises to operate; more men's or men's/women's apparel stores; medium priced restaurant; greater variety of shopping; fast food restaurants; need tax incentives to encourage more downtown commerce in available office space; prices are too high; put commercial development on Kennyville Road; need fine dining restaurant; there are no job opportunities - no incentive to stay; supermarket north of CBD specialty stores downtown; because Eaton Rapids is between Jackson and Lansing, it should grow like Holt. -3- ,.__ -170- �21. How do you feel about industrial development in Eaton Rapids? (1) 22. (2) 69 limited development should be encouraged (3) 161 major industrial development should - - be encouraged (4) 63 should be limited to the - - City's industrial park (5) 206 (6) 61 heavy industry should be - - encouraged light industry should be encouraged Should Eaton Rapids attempt to attract: (Indicate, 1st, 2nd and 3rd choices) (1) health oriented service industries - - 1st 2nd 3rd 74 4I 27 ( 3) ( 5) ( 7) 23. 22 there is sufficient amount already high-tech Industries - - 1st 2nd 3rd 109" 25" zr (2) manufacturing industries 1st 2nd 3rd 86 o(Y --zg- (4) agricultural-related industries 1st 2nd 3rd 7:8 47 """)6" (6) a 11 of the above 1st 2nd 3rd 80 7o 7r (8) tourists 1st 2nd 7U" ~ 3rd -z7 educational institutions 1st 2nd 3rd 9 30 73 other (describe) 1st 2nd 3rd - - - - - - - --, -3 4 Are there any particular restrictions you would care to place on Industrial Development in Eaton Rapids, such as location; size, amount and type of pollutants; aesthetics, etc? Various comments - no pollution; no chemical companies; should be localized, not necessarily in industrial park; no noise; no odor; locate outside resid. areas; no restrictions - needs jobs; ensure attractive building fronts; grounds, etc.; discourage heavy industry; should enhance the community 24. Are there any additional comments you care to make about future Industrial Development? Various comments - electrical power is sufficient only for small ind~stries; develop more jobs -4- �Should there be any restrictions on Development along the Grand River in the City: (1) (2) 267 yes 61 no If yes, should development be restricted to: (1) 90 (3) ~ low density residential (2) 176 low density commercial (4) 149 outdoor recreation (5) other 26. Should not detract from area; proper mix; proper facilities/restrooms How far back from the river's edge should such restrictions apply? (1) (3) 18 within 25 ft. ~ within 100 ft. (2) 63 within 50 ft. (4) 85 within more than 100 ft. (Specify) 1. 27. --------------- Should the City strive to develop more public park and recreation opportunities in Eaton Rapids? (1) l , scenic open space 215 yes (2) 101 If yes, where? no Old fair grounds, near downtown; along river; corner of Main and Canal, near hospital; State and Main Streets What type? Picnic area/playground, canoeing outdoor ampitheatre; nature center; nature walks; benches and shade; family type recreation r I \ ,,.I ' 28. With which of the following land uses would you prefer to see Eaton Rapids develop in the future? (Please check 1st, 2nd and 3rd choices) 1st 120 -sr manufacturing 79 82 59 (4) services (offices, etc) 16 recreational 47 46 68 (6) no new development (1) residential (3) (5) 29. 3rd 48 (2) m 2nd 3rd 47 52 1st 2nd 3rd BIT 94 Lf5" 8 36 49 1 5 1st 2nd 3rd 54 89 36 ( 2) commercial 47 (4) services (offices,etc) 12 17 39 50 54 (6) agricultural 15 28 3 8 (1) residential ( 3) manufacturing 78 78 ( 5) recreational 38 ( 7) no new development 5 ' ·- ; -5..~. commercial With which of the following land uses would you prefer to see Eaton Rapids and 1st '9 2nd -172- 19 �·30 ·. Are you satisfied with the way Eaton Rapids has been growing and developing up to now? (2) 213 no If no, why not? Various comments ( 1) .!!l_ yes needs a larger tax base; lack of school financial support; little progress made; businesses come and then leave; lack of variety in stores; no fast food or teen places; roads in need of repair or expansion; need more office space; fix up old homes; 20 years behind time; empty storefronts; too many people go else. where for entertainment and shopping; need to coordinate development 31. On a scale of 1 to Eaton Rapids? 1 2 3 (1) 5 how would you rate the following services and facilities in = = = very good more than adequate adequate 4 = less than adequate 5 = very poor (2) 2.46 library 3.01 housing (3) 2.54 EATRAN (4) 2.66 medical services (5) 2.57 law enforcement (6) 2.47 emergency rescue unit (7) 3.65 recreational facilities (8) 3.17 zoning & building code enforcement (10) 3.03 sanitary sewer facilities (9) 2.77 water supply facilities (11) 2.99 storm sewer facilities (12) 2.75 public education (13) 2.47 school facilities (14) 2.57 fire protection (15) 3.92 streets (16) 3.31 curb &gutter (17) 3.49 sidewalks (18) 3.13 public buildings (specify) (19) 3.85 City Government - - communication with the public (20) 3.84 City Government responsiveness to - - public needs/problems (21) 3.33 attempts at building - - community pride (22) 3.12 historic preservation (23) 2.86 community beautification (24) 2.61 community involvement by nonprofit - - organizations and service clubs (25) 2.56 trash and garbage service (26) 3.11 street cleaning (27) 2.72 snow removal (28) 2.72 electric facilities (29) 2.32 cemetery maintenance (30) 4.29 other (identify) businesss community I";" support; planning for future; new store fronts, City management; tourist and industrial promotion; senior facilities -6-°173- I �.., 32.- From the items in question 31, which three items do you believe are most important? 1st 2nd 3rd (1) 34 26 Law enforcement « 1st 33. I , I - 2nd 3rd 79 u (2) « (3) 1st 2nd 3rd 29 24 u Streets City Government Comm. What type of recreational activities (public developed or improved? ( 1) 49 (2) 105 bowling (4) 223 bicycle/walking/jogging paths baseball/softball/football ( 6) soccer teen center (8) 198 movie theatre golf (3) 138 canoeing (5) ~ (7) 210 ( 9) (11) 33 tennis ~ & private) would you like to see 32 (10) ..11_ racquetball other-hunting and fishing; basketball; boating; swimming; shuffleboard; roller skating; outdoor concert; comedy club; ice rink; mini-golf; cross-country skiing; health spa .. I ' 34. What type of public and private cultural activities would you like to see developed? ' f (1) .!.l!:!_ performing arts theatre (2) _29__ art gallery ( 3) 137 museum (4) 19 other (identify) sports area; home tours; dinner theatre; teen activities 35. Is Eaton Rapids a place you would like to live on a long-term basis? (1) 300 yes Why? (2) 39 no Various comments - (yes answers) - nice people; close to Lansing; quiet; small town; potential for great schools; born here; safe, low crime rate; pretty setting; (no answers) - needs to grow with the times; offers nothing; City is stagnating -7-174- �36. Is Eaton Rapids effective in solving its problems? If no, how could it be more effective? (1) 107 yes (2) 176 no Various comments - needs more effective leadership; needs to convnunicate with the public; should be more aggressive in solving problems; need public input into problem solving; need new City Council members; residents should vote on major issues; needs newspaper; should be more responsive to voters 37. Would you like more input to the City's decision-making process? (1) J2§__ yes (2) 100 no If yes, by what means? Various comments - keep people informed; have open. forum, conduct surveys for large expenditures, through commercial, service and manufacturing leaders; newspapers; flashes 38. How can Eaton Rapids better serve its residents? Various comments - have its own newpaper; provide more recreation and cultural activities; improve the school system; provide apartments/duplexes; improve in-town businesses; reduce property taxes; keep the public informed; activities for young people; fast-food restaurants; take this survey seriously; be more helpful to new businesses; stimulate business growth; build on uniqueness of small town; river. -8- -175- �EATON RAPIDS TOWNSHIP COMMUNITY OPINION SURVEY Total Surveys 102 1. To what age group do you belong? ;': (1) 2 18-25 (2) 21 26-35 (3) _1L 36-45 .- , (4) 20 46-55 (5) 19 56-64 (6) 10 65 and ·older 1 No Answer I 2. , .- How long have you been a resident of Eaton Rapids Township? 1 less than 1 yr. (1) (2) _9_1-3 years (4) -.£Z_ll-20 years I (3) ..J.L4-10 years (5) ~over 20 years 3. Do you own your home or are you renting? (1) own (2) 4. How many individuals in the following age groups reside in your household? ~ 2 rent 1 No Answer i .., _ 5. ·-~ ;~ (1) ~0-5 (2) 71 6-18 (3) 16 (5) ~36-54 (6) 33 55-64 (7) 21 (4) 39 26-35 65 and older In what type of housing are you living now? (1) 6. 19-25 ~ single-family House (2) 0 duplex (3) _0_ apartment/townhouse (4) 3 mobile Home 1 No Answer Please indicate the appropriate range of your household income before taxes last year. (1) _6_ less than $10,000 (4) .!!_ $30-$40,000 (5) (2) 1§._ $10-$20,000 ~ $40-$50,000 (6) (3) 1§._ $20-$30,000 ~ over $50,000 7. How many employed people are in your household? (1) 115 full-time 8. What are the occupations of employed members of your household? 16 No Answer (2) ~part-time Sales-2; Clerical-?; Protective Services-I; Mgmt-11; Farmer-2; Prof. Specialty-IO; Technician-14; Precision Production, Craft-4; General Services-4; Machine (1) _jJ__ full-time (identify) Operators-9; Transportation-4; Handlers-2 (2) 9. ~ part-time (identify) Technician-1; Sales-5, Prof. Specialty-I; Clerical-6; Services-?; Machine Operator-I In what City do the employed members of your household work? (1) f u11 - ti me _ _L_a_n_s,_·n_g~-_4_8___E_a_t_o_n_R_a__p_i_d_s_-1_7___0_t_h_er_-_1_9_ ( 2) part-ti me _ _E_a_t_on_R_a.._p_id_s_-_1_4_ _L_a_ns_,_·n....g__-_7___0t_h_e_r_-_7_ _ -1-176- �10~ How many people in your household have: (1) 130 completed high school only (2) ~ (3) (4) 10 have completed more than 4 - - years of college 22 have a college degree (1) 11. Are you: 12. How long do you expect to reside at your present residence? 0-2 Yrs 13. 3 retired (2) answer 3-5 Yrs 5 19 6-10 Yrs planning to retire within the next 5 years 10 11-20 Yrs 48 20+ Yrs 3 No Ans 33 Do you plan to move into Eaton Rapids sometime? (1) _8_ yes Why? 14. 22 -rr- no r have 1 to 3 years of college (2) 89 no No Answer 5 -------------------------------- If yes, what type of housing would you be looking for: (1) single-family Home ~ (3) _3_ apartment (2) 2 duplex (4) 0 mobile home (5) other 87 ------------------ 15. Do you believe that most new single-family houses in Eaton Rapids Township should be: (1) _5_approximately less than 800 square feet (3) ~over 1200 square feet in size 16. (4) 27 (2) 35 800 to 1200 square feet don't know No Answer 7 Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) _JJ__ single-family house (2) (3) (4) ___li_ duplexes (two-family) (5) (7) 12 mobile homes 23 modular homes - - (prefabricated single-family) 22 condominiums -2-177- 46 multi-family (apartments) (6) ..ll.__ townhouses �17. Which of the following residential types should be promoted in Eaton Rapids Township? (Please check all desired types) (1) 87 single-family House (3) 26 ....J (5) (7) 18. mobile Homes 33 modular Homes - - (prefabricated single-family) (2) 22 multi-family (apartments) (4) 35 duplexes (two-family) (6) 18 townhouses 15 condominiums Are there any additional comments you care to make about residential development? Various comments - do not allow houses to deteriorate; have landlords clean up homes and businesses on M-99 N; large apartments, townhouses not needed; can build on any size lot; housing or trunklines may be destroying possible '. business and industrial locations; more independent housing for elderly; develop in southern part of Eaton Rapids • ... • 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) b. _1L yes ( 2) 84 no No Answer 3 If you answered "no", where should commercial development be encouraged? (3) 24 downtown area only (4) (5) 41 along M-99 south of downtown (6) 57 along M-99 north of downtown 16 other sections of the City Wriere? ----------- 20. ! . We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids. Various comments - need family type restraints; discount store; theatre; fix up store fronts and develop theme; needs: shopping center, community radio station, high quality dining, fast food restaurants, department store, men 1 s store, shoe stores, newspaper; do not develop any more than is; has been no major effort to expand development; need more competition; need large bowling alley; City is pushing commercial businesses outside of town by not working with them -3- -178- �30~ Are you satisfied with the way Eaton Rapids has been growing and developing up to now? (2) 55 no No Answer 12 If no, why not? (1) 2L yes --No vision; bad streets; growth too tightly controlled; need more employment; too much inferior housing, not enough commercial development; no "new" money; businesses come and go; not enough services, growing too slow; businesses fold because of lack of support from people; no places for recreation and entertainment; no place for teens. 31. On a scale of 1 to 5 how would you rate the following services and facilities in Eaton Rapids? 1 = very good 4 = less than adequate 2 = more than adequate 5 = very poor 3 = adequate Average Average (1) 2.94 housing (2) 2.49 library (3) 2.60 EATRAN (4) 2.96 medical services (5) 2.90 law enforcement (6) 2.60 emergency rescue unit (7) 3.71 recreational facilities (8) 2.99 zoning & building code enforcement (9) 2.73 water supply facilities (10) 3.00 sanitary sewer facilities (11) 3.04 storm sewer facilities (12) 2.84 public education (13) 2.56 school facilities (14) 2.79 fire protection (15) 3.54 streets (16) 3.05 curb &gutter (17) 3.09 sidewalks (18) 3.24 public buildings (specify) _ _ __ (19) 3.87 City Government - - communication with the public (20) 3.83 City Government responsiveness to - - public needs/problems (21) 3.26 attempts at building - - community pride (22) 3.12 historic preservation (23) 2.72 community beautification (24) 2.71 community involvement by nonprofit - - organizations and servi~e clubs (25) 2.78 trash and garbage service (26) 2.92 street cleaning (27) 2.76 snow removal (28) 2.85 electric facilities (29) 2.46 cemetery maintenance (30) 4.57 other (identify) teen center; restaurants; education . -6- -181- ---- �\. ,' 32.· From the items in question 31, which three items do you believe are most important? Law Enforcement-16; School Facilities-11; Housing-9; City Govt. Commission-8; (1) Public Education-a f. . School Facilities-14; Medical Services-13; Fire P:rotection-10; (2) Law Enforcement-10 (3) Law Enforcement-16; Medical Services-12 33. ! • What type of recreational activities (public developed or improved? (1) _9_ golf (3) ~ (2) 22 bowling (4) _.2§___ bicycle/walking/jogging paths canoeing • .... (5) ...1i._ baseball/softball/football l'.•.· (7) 53 teen center (9) 14 tennis (11) 12 other 1 & private) would you l i ke to see ( 6) (8) 6 soccer 50 movie theatre i (10) _6_ racquetball all; cross-country skiing; swimming; mini-golf; areas for girl scouts What type of public and private cultural activities would you like to see developed? (1) -1!_ performing arts theatre (2) ...1i._ art gallery ( 3) (4) 32 museum 9 other (identify) all; high school band; camping; teen center 35. t Is Eaton Rapids Township a place you would like to live on a long-term basis? (1) Why? ~ yes (2) 10 no No Answer 6 Friendly people; enjoy country living; away from City; quiee, grew up here; lived here all my life; little or no commercial development; good roads; good place to raise family; good school district; no - getting too populated; not if it keeps deteriorating -7-182- �' 36~ Is Eaton Rapids effective in solving its problems? No Answer (1) ~ yes (2) 52 no 25 If no, how could it be more effective? City and Townships, must work together; resolve fire department situation to benefit of taxpayers; more open forums for people to express views; better communication; better convnunity involvement; expecting better government in charge in City Council 37. Would you like more input to the City's decision-making process? (1) ....!§_ yes (2) 23 If yes, by what means? no No Answer 33 inform public; more public involvement; City and Townships should work together, newspapere; opinion pools, questionnaires and surveys 38. •-- How can Eaton Rapids better serve the area? Encourage new businesses and industry to locate in area; more recreation; better restraints; improved schools, listen to public; be cooperative and open to new ideas; install pride back into community; provide more jobs and entertainment; community preservation and beautification; townships and City should work together; police should serve surrounding area - Sheriff takes too l~o_n=g_t_o___ respond -8- -183- I �HAMLIN TOWNSHIP COMMUNITY OPINION SURVEY Total Surveys 81 l , I 1. To what age group do you belong? - 2. .. f 2 18-25 ( 2) (4) 23 46-55 (5) 8 26-35 11 ( 3) _g_,Q_ 36-45 56-64 (6) 16 65 and older How long have you been a resident of Hamlin Township? (1) _2_1ess than 1 yr. ( 2) _7_1-3 years ( 3) .!§__4-10 years (5) ~over 20 years (4) ~11-20 years 'I l ·~• (1) own 1 rent Do you own your home or are you rent.i ng? 4. How many individuals in the following age groups reside in your household? (1) 79 ( 2) 3. ~ ~ (1) .!.L_0-5 ( 5) ~36-54 1· 1 5. r~ ~ 6. 7. , ' (3) 19 ( 6) ~55-64 ( 7) 19-25 ~ (4) ~26-35 65 and older (1) _2L single-family House (2) (3) _0_ apartment/townhouse (4) _O_ mobile Home 1 duplex Please indicate the appropriate range of your household income before taxes last year. (1) _5_ less than $10,000 (2) .!Z_ $10-$20,000 (3) _6_ $20-$30,000 (4) ..!.!_ $30-$40,000 (5) .!§__ $40-$50,000 (6) 12 over $50,000 How many employed people are in your household? 85 full-time (2) _JJ_ part-time What are the occupations of employed members of your household? Management-6; Prof. Specialty-13; Technician-6; Sales-2; Clerical-9; Services-2; Farming, Forestry-2; Precision full-time (identify) Production, Craft, Repair-5; Machine Operators-13; Transportation-2 (1) Prof. Specialty-4; Technician-4; Clerical-5; Household part-time (identify) Services-2; Services-4; Machine Operators-1; Transportation-1; Laborer-1 (2) 9. 6-18 In what type of housing are you living now? (1) 8. (2) 38 In what City do the employed members of your household work? (1) full-time Eaton Rapids-20 Lansing-31 Other-12 (2) part-time Eaton Rapids-15 Lansing-1 Other-5 -1- -184- �10. How many people in your household have: (1) (3) completed high school only ~ 17 have a college degree 11. Are you: 12. (1) ~ retired (2) (4) 40 have 1 to 3 years of college 20 have completed more than 4 - - years of college 12 planning to retire within the next 5 years How long do you expect to reside at your present residence? 0-2 Yrs 13. (2) 0 3-5 Yrs 4 6-10 Yrs 7 11-20 Yrs Do you plan to move into Eaton Rapids sometime? 32 ( 1) 20+ Yrs 3 yes (2) No. Ans 35 no Why? 14. If yes, what type of housing would you be looking for: (1) _6_ single-family Home (2) _2_ duplex (3) _4_ apartment (4) 0 mobile home (5) other 69 ------------------ 15. 16. Do you believe that most new single-family houses in Hamlin Township should be: (1) _l_approximately less than 800 square feet (2) 19 800 to 1200 square feet (3) ~over 1200 square feet in size (4) 30 don't know Which of the following residential types should be promoted in the City of Eaton Rapids? (Please check all desired types) (1) (3) (5) (7) ~ single-family house (2) 16 mobile homes 41 multi-family (apartments) (4) ..1!_ duplexes (two-family) 23 modular homes - - (prefabricated single-family) 18 condominiums -2-185- (6) 22 townhouses �c. ..-; • . ~ 17 • Which of the following residential types should be promoted in Hamlin Township? (Please check all desired types) t. ~· 18. (2) 18 multi-family (apartments) mobile Homes (4) 23 (6) 13 townhouses ~ ( 3) 21 ( 5) 27 modular Homes (prefabricated single-family) ( 7) 14 r- i. single-family House (1) duplexes (two-family) condominiums Are there any additional comments you care to make about residential development? Various comments - need for lower income housing; existing M.H. Park is ghetto; r leave it up to the individual; in Hamlin Township - too many houses on small I.. lots; Townships are growing - what CBD doing to accommodate that growth?; place t restriction on house size, lot size, house placement, compatability with other r houses L [ij 19. a. Do you feel there is sufficient commercial development in Eaton Rapids? (1) \'. b. [ _8_ yes If you answered (2) 11 70 no no 11 , where should commercial development be encouraged? (3) ....ll_ downtown area only (4) _iL along M-99 north of downtown (5) _l]__ along M-99 south of downtown (6) r. 1 20. 19 other sections of the City Where? We would like to have any comments you care to make regarding commercial facilities or services in Eaton Rapids. Various comments - need anolther major grocery store; not enough commerical; ,. \ re-do downtown; nice craft shops; clean-up old IGA parking lot; need to go to I • Lansing to buy specialty items; Eaton Rapids has discouraged business expansion; l need: family dining, fast-food restaurants; movie theatre -3-186- �36. Is Eaton Rapids effective in solving its problems? If no, how could it be more effective? (1) ~ yes (2) 48 no Various comments - be more cooperative with the townships; get rid of police department and dope pushers; quit driving out what business you have; more public voice in government; more communication; work toward the common goal 37. Would you like more input to the City's decision-making process? (1) __R_yes (2) 26 no If yes, by what means? Various comments - open meetings; citizens advisory board; work through township officials 38. How can Eaton Rapids better serve its residents? Various comments - Take power from manager and give to Council; beautification; bypass around Main Street; let people have a voice; eliminate police harrassment; check for drug pushers in Eaton Rapids schools; allow more business competition; upgrade the school system; provide more housing; make City officials responsible for their actions; encourage well-known, established commercial businesses/franchises for long-term growth; encourage cooperation between city and townships; build up the town, have more activities; give people the freedom to do what they want -8- -191- �I I i ) APPENDIX C SURVEY RESULTS I< ' '• ,. I �EATON RAPIDS SURVEY RESULTS ,' .. i i ' , . Distribution and Return Rate - The total 1987 population of the Planning Area (Eaton Rapids, Eaton Rapids Township, Hamlin Township) is 10,107. The City distributed 1,640 questionnaire surveys. Using an average areawide household density of about 3.0 persons, approximately 4,900 persons, or almost 50 percent of the area's population, was covered in the questionnaire mailing. Of the 1,640 questionnaires that were distributed, 285 (17.4%) were mailed to Eaton Rapids Township residents, 297 (18.1%) were sent to Hamlin Townshp residents and the balance, 1,058 (64.5%) were sent to the City of Eaton Rapids households. The overall return rate was relatively high, with 558 (34%) questionnaires being completely or partially filed in and returned. Of the 558 returns, 102 were from Eaton Rapids Township (a 35.8% return rate for that Township), 81 were from Hamlin Township (a 27.3% return rate) and 375 were returned from City residents (a return rate of 35.4%). The 558 returns result in a confidence level for areawide results of 99 percent.!. 5 percent. Tabulation Results - The following is a synopsis of the tabulation results for the entire area and each of the jurisdictions. Question 1 - Age Groups of Respondents: Areawide - The largest single age group among respondents was the 36-45 year group (24.5%), followed by those 65 and over (23.1%). City - Senior (65 and older) were the largest single group of respondents (27.5% of the total), followed by the 36-45 group (23.2%) Eaton Rapids Township - The 36-45 age group (28.4%) made up the single largest category, followed by the 26-35 year age group at 20.5 percent. Hamlin Township - The 46-55 year age group comprised 28.4 percent of all respondents, followed by the 36-45 year age group at 24.7 percent. Question 2 - Years as Resident: Areawide - By far the largest category of respondents have lived 1n the area for 20 or more years (44.5%), followed by those living here between 11 and 20 years (20.2%). Only five percent have lived here less than one year. City - 47.2 percent of all City respondents have lived in the City 20 or more years, followed those who have lived here between four and 10 years (16.5%) and 11 and 20 years (15.5%). -192- �Eaton Rapids Township - 42.2% of all Township respondents have lived in the Township over 20 years, while 26.5 percent have lived there from 11 to 20 years and 21.6 percent between four and 10 years. Hamlin Township - 35.8 percent of all respondents have resided in the Township over 20 years, with one-third (33.3%) having lived there 11 to 20 years. Question 3 - Own or Renting: Areawide - 84.4 percent own, while 14.3 percent rent. City - 78.1 percent own, while 20.5 percent rent. Eaton Rapids Township - 97.1 percent own, while 2 percent rent. Hamlin Township - 97.5 percent own, while 1.2 percent rent. Question 4 - Age Categories of Residents (in percent) 0-5 6-18 19-25 26-35 36-54 55-64 65+ 9.7 20.4 6.6 13.2 29. 2 9.1 11.8 11.0 19. 9 6.6 14 .2 27.2 7.9 13 .1 Eaton Rapids Township 7.7 24.8 5.6 13.6 29.4 11.5 7.3 Hamlin Township 6.5 16.5 8.2 8.2 37.0 11.3 12 .2 City 9.2 24 .5 9.2 15.7 20.3 8.4 12. 7 Townships 8.9 26.8 7.8 16.1 25.3 6.9 8.1 Areawide City Census: Question 5 - Type of Housing Living In: (percent) Single-Family Duplex Apartment Mobile Areawide 86.6 2.1 8.8 1.4 City 81.6 2.9 13 .1 1.3 Eaton Rapids Township 96.1 0 0 2.9 Hamlin Township 97.5 1.2 0 0 City 75.4 Townships 89 .2 1987 Count: ·?.....__. 0 30 -193- 7.8 I �• Question 6 - Income Categories (percent) 0-$10,000 $10-$20,000 $20-$30,000 $30-$40,000 $40-$50,000 $50,000+ Areawide 12 .3 19.9 15.4 14 .8 14.0 12.5 City 15.5 20.8 17.1 14.4 12.5 11.2 Eaton Rapids Township 5.9 15.7 15.7 17.6 14. 7 14. 7 Hamlin Township 6.2 21.0 7.4 13.6 19.8 14 .8 Question 7 - Persons Employed: Full-Time % of Total Employment Areawide Ave./Household Part/Time % of Total Employment Ave./Household 77 .4 1.56 22.6 1.18 City 80.5 1.57 19. 5 1.06 Eaton Rapids Twp. 70.1 1.55 29.9 1.53 Hamlin Township 75.9 1.51 24 .1 1.12 Question 8 - Three most often mentioned: City - Clerical, Operators, Managers, Labors, Services, Sales, Specialty Eaton Rapids Twp. - Technicians & Related Support, Professional Technicians, Machine Operators Hamlin Township - Professional Specialty, Machine Operators, Clerical Question 9 - City of Employment: ' f I I • t Full -Time Eaton Rapids Lansing Other Part- Time Eaton Rapids Lansing Other Areawide 27.7% 45.2% 27.1% 51.4% 27.9% 20.7% City 30.8% 45.8% 23.4% 52.3% 25.6% 22 .1% Eaton Rapids Township 57.1% 20.2% 22.6% 50% 25% 25.0% Hamlin Twp. 31.7% 49.2% 19% 71.4% 4.8% 23.8% -194- �Question 18 - Additional Comments About Residential Development. There were a variety of comments offered - some in direct conflict with each other (for example, one respondent said people should be able to build on any size lot while another thought restrictions should apply to size of house, size of lot, placement of the house and compatibiliity with the surrounding area). While a general concensus is not readily available, it could be inferred that those who made additional comments on this subject generally believe that additional and more varied housing should be constructed and more multiple-family housing, especially for the elderly, is needed. Existing housing needs to be maintained better than it currently is. Question 19 - Is There Sufficient Commercial Development? (percent) Where Should Commercial Development Be? Downtown Other Answer Area M-99N M-99S No Yes No Areawide 13.8 81.2 5.0 17.2 40.7 31.1 11.0 City 14.4 79. 9 5.9 18. 6 41. l 31.0 9.3 Eaton Rapids Twp. 14.7 82.4 2.9 17.4 41.3 29. 7 11.6 9.8 86.4 3.7 12.7 42.1 36.6 18.8 Hamlin Township Question 20 - Comments regarding commercial facilities or services in Eaton Rapids. ~ f While there were various comments about commercial facilities and services, a number were stated more frequently than others. These include the need for family or medium priced restaurants, fast food restaurants, a supermarket, a movie theatre; the need for more competition; the City has discouraged commercial development. Other notable comments include the need for tax incentives to encourage more downtown commerce in available office space; the need for specialty stores; and the need to fix up store fronts and develop a theme. Question 21 - Perceptions About Industrial Development in Eaton Rapids? Sufficient Limited Develop. Major Develop. Limit to Ind. Park (percent) Light Indus. Heavy Indus. ( %) ( %) ( %) ( %) ( %) ( %) Areawide 3.6 11. 7 28.2 11. 5 35.0 9.9 City 3.8 11.9 27.7 10.8 35.4 10. 5 Eaton Rapids Twp. 3.8 10 .1 2.5 14.6 32.9 10.1 Hamlin Township 2.9 12. 9 30.2 10.1 36.0 7.9 Many respondents gave more than one answer to this question about industrial development. Over a third of all respondents feel the City should encourage light industry, while a slightly lower percentage believe that major industrial development should be encouraged. These responses are fairly consistent among all jurisdictions and indicate that, in general, major industrial development containing light manufacturing is preferred. -197- ' �• i' i .; ,, _.. i L Question 22 - Types of Businesses Eaton Rapids Should Attempt to Attract. Respondents were requested to give their 1st, 2nd and 3rd choices for preferred businesses. The total number of responses given for 1st, 2nd and 3rd choices for each business category were tabulated. The total number of 1st choice responses for each category was then multiplied by a weight factor of 1 3 1 ; the total number of 2nd choice responses was multiplied by a 1 2 1 and the total number of 3rd choice responses for each business category was multiplied by a factor of 1 1 1 • The composite score (total 1st, 2nd, 3rd place answers multiplied by appropriate weight factors) was calculated for each business category. On an areawide basis the three categories that accumulated the highest total points are: 1) manufacturing industries; 2) high-tech industries; 3) all of the industries identified in the questionnaire. Based on raw data tabulation, high-tech industries received the most 1st choice responses, all industries received the next highest number of 1st choice responses and manufacturing industries received the 3rd highest number of 1st choice responses. Among City respondents, the most popular choices based upon the calculation method identified above are: 1) high-tech industries; 2) manufacturing industries; 3) agricultural-related industries. High-tech industries received the largest number of 1st choice responses, manufacturing industries received the 2nd highest number of 1st choice responses, and all of the industries mentioned received the 3rd highest number. • I. I ; '·. ' . .1 ', For Eaton Rapids Township, results of the weighted calculations indicate that all industries and manufacturing industries received the highest point total, agriculture-related industries had the 2nd highest accumulated point total and educational institutions received the 3rd highest point total. For 1st choices, all industries, manufacturing industries and hightech industries received the largest number of responses. Among Hamlin Township residents, weighted calculations result in the following choices: 1) high-tech industries and all industries; 2) manufacturing industries; and 3) agricultural-related industries. The most popular 1st choice are all industries, high-tech industries and manufacturing industries. Question 23 - Restrictions that should be placed on industrial development. J \ The overwhelming popular concensus is that any industry locating in the area should be non-polluting or pollution should be minimized. Other responses include keeping industries away from residential areas; residents should have a strong voice in the planning and location of industries; industries should be limited to the industrial park; consider appearance. ' . ' ! . ' Questin 24 - Additional Comments Regarding Future Industrial Development. Most respondents are in favor of industrial development, as long as it do~s not pollute. Various comments include the suggestions of planting pines in front of the industrial park, using present facilities before building more, not giving tax abatements, and not over-developing with industry. • -·• -198- �~-' Question 31 - Rate facilities and services in Eaton Rapids. Respondents were asked to rate various facilities and services on a scale of 1 (very good) to 5 (very poor). An average score was calculated for each response, with the following results: - I I Five hi!hest ratings (w1th i having the highest average score) Five lowest ratings (w1th il having the lowest average score) Areawide Eaton Rapids 1. Cemetery maintenance 2. Emergency rescue 1. Cemetery maintenance 2. Library 1. Cemetery maintenance 3. Library, school faci 1 ities 4. Eatran 3. Emergency rescue, school facilities 4. Eatran 3. School facilities 5. Trash service 1. City government convnunication 2. City govt. response 3. Streets 4. Recreational facilities 5. Sidewalks Eaton Rapids Township 2. Library Hamlin Township 1. Emergency rescue 2. School facilities, Cemetery maint. 3. Library 4. Eatran 5. Trash service 4. Emergency rescue, Eat ran 5. Nonprofit/service involvement 1. Streets 2. City government communication 3. City govt. response 4. Recreational facilities 5. Sidewalks 1. City government convnunication 2. City govt. response 3. Streets 4. Recreational facilities 5. Public buildings l. City government 5. Nonprofit/service involvement 2. City govt. response 3. Streets 4. Recreational facilities 5. Bui 1ding - comrmiun i tJ pride I I"": ~ Question 32 - Three most important services/facilities Using the weighted scoring system, on an areawide scale, law enforcement, City government communication and medical services are considered the three most important community facilities/services. Items receiving the most responses on 1st choice are: 1) law enforcement; 2) streets; 3) City government communication. Among City responses, cumulative scores placed law enforcement, streets and medical services and City government responses as the 1st, 2nd and 3rd most important services/facilities. Law enforcement and streets received the most responses as the 1st choice while City government communication and school facilities were mentioned second and third most frequently as most important. Eaton Rapids Township responses, when weighted, result in law enforcement, school facilities and medical facilities receiving the three highest scores. Law enforcement, school facilities and housing were most frequently mentioned as most important. In Hamlin Township, the cumulative weighted scoring system results in City government communication, city government response, law enforcement and medical services having the highest points, with City government communication, law enforcement and City government response being mentioned most frequently as the primary facilities/services. ~201- �Question 33 - Preferred recreational activities: Areawide Golf Bowling Canoeing Bicycle/jogging path Baseball/softball/football Soccer Teen Center Movie theatre Tennis Racquetba 11 Other l l. Eaton Rapids (%) (%) 4.0 9.5 13.2 19.7 5.4 2.7 18 .5 17.5 3.1 2.3 4.0 4.4 Eaton Rapids Township Hamlin Township (%) (%) 3.2 7.7 15.1 19.4 4.9 2.1 18. 7 17 .6 4.9 2.1 4.2 9.4 12.4 20.0 5.0 2.9 18. 9 17.8 3.0 2.1 4.1 3.4 12.3 14.4 18.6 7.6 2.5 16.9 15.7 1. 7 3.8 3.0 Responses were consistent among all jurisdictions. Bicycle/jogging/walking paths, a teen center, a movie theatre and canoeing appear to be the most popular choices. Other types of activities mentioned include hunting and fishing, basketball, boating, swimming, shuffleboard, roller skating, outdoor concerts, ice rink, mini-golf, cross-country skiing, health spa, fishing, family playground, campground. Question #34 - Preferred public and private cultural activities. • r I l., , - i Areawide Performing Arts Theatre Art Gallery Museum Other Eaton Rapids (%) (%) 35.5 15.5 41.2 36.4 15.4 42.3 5.9 7 .8 Hamlin Township Eaton Rapids Township (%) 37.5 15.9 36.4 (%) 29.5 15.3 42.3 12 .8 10. 2 Responses to this questiori are also relatively consistent among jurisdictions. A museum and performing arts theatre are the most popular choices. Other suggestions include discussion groups, gourmet dining, good newspaper, more adult education, high school band, home tours, dinner theatre, activities for teens. Question #35 - Is City/Township place you want to live long-term? Areawide Yes No No Answer • Eaton Rapids ·Eaton Rapids Township Hamlin Township (%) (%) (%) (%) 81.7 9.3 8.9 80.0 10.4 9.6 84.3 9.8 5.9 86.4 3.7 9.9 A large majority of respondents said they would like to live in their jurisdiction for a long time. Township residents tend to be slightly more affirmative about this question than City residents. When asked why, various responses include friendly people, have lived in the jurisdictions a long time, convenient location; Township residents like the country, like their township government, think the townshi·p is a good place to raise a family. City respondents like the quiet, small town environment, potential for great schools, pretty setting and low crime rate. -202- �Question 36 - Effectiveness in problem solving. Areawide (%) Yes No No Answer 25.4 49.4 25.2 Eaton Rapids (%) 28.5 46.9 24.5 ,r--..,_ Eaton Rapids Township (%) 24. 5 51.0 24.5 Hamlin Township (%) 12.3 59.3 28.4 i .. / Overall, about one-half of the respondents do not believe the City is effective in solving its problems. City residents tend to believe the City is effective more frequently than Township residents. Hamlin Township respondents responded most negatively, with a relatively small proportion indicating yes to this question. Various suggestions given for improving the City's techniques for problem solving include being more cooperative with the Township, more public voice in government decision-making, more communication, being more aggressive in problem-solving, establishing a newspaper. Question 37 - Yes No No Answer More input into City's decision-making process. Areawide (%) 45.6 26.7 27. 7 Eaton Rapids (%) 46.9 26.7 26.4 Eaton Rapids Township (%) 45.1 22.5 32. 4 Hamlin Township (%) 39.5 32.1 28.4 (\ A little less than half of all respondents desire more input into helping the City make decisions. City respondents have a slightly greater desire than Eaton Rapids Township residents and substantially more than Hamlin Township respondents. Many Township residents do not believe it is their responsibility to become involved in the City's decisions. Various suggestions for more input include keeping people informed, having open forums, conducting surveys when large expenditures are proposed, having input through commercial, service and manufacturing leaders, using newspapers, distributing questionnaires, having a citizens adversary board. Question 38 - How can Eaton Rapids better serve its residents? Various answers include letting people have a voice in decision-making, checking for drug dealers in Eaton Rapids schools, allowing more business competition, providing more housing, encouraging commercial business franchises; encouraging cooperation between the City and townships, upgrading the school system, more recreation, providing more jobs, more entertainment, community preservation and beautification; having police department serve surrounding area, having its own newspaper, providing apartments/duplexes, improving in-town businesses, reducing property taxes, having activities for young people, fast-food places, and building an uniqueness of being a small town with the river. -203- 1;;;;;::::::::::::::::::::::::--------================---=-=-=-=-=---=----=------_-_-_-:_-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 Eaton-Rapids_Comprehensive-Development-Plan_1989 Creator An entity primarily responsible for making the resource Gove Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1989-12-04 Title A name given to the resource City of Eaton Rapids, Michigan Comprehensive Development Plan 1990-2010 Description An account of the resource The City of Eaton Rapids, Michigan Comprehensive Development Plan 1990-2010 was prepared by Gove Associates, Inc. and adopted by the Eaton Rapids Planning Commission on December 4, 1989. Subject The topic of the resource Comprehensive plan publications Eaton Rapids (Mich.) Eaton 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/8ae527172bd59dfad951288ad040c9a4.pdf 915e46deb000d8c2f4c5e7c5c9b789f7 PDF Text Text Railroad i • ■ ijn•m•nllllli= Manistee County 001-DR Eastlake Zoning Streams CJ Water Bodies CJ Parcels CJ Eastlake Village ROW R-2 010-00 E C-1 Date 500 002-00 024-00 011-10 024-00 007-00 PR 006-00 010-00 1,000 Feet 023-00 BRICKYARD RD 012-10 0 0-0 03 003-00 RD 0 020-00 018-00 003-20 021-00 013-00 LAKE 017-00 015-00 0 028-0 0 027- 0 2-0 03 0 3-0 03 026-00 IC D AR KY 001-DR 014-00 BR 031-00 RIVER 003-00 003-10 003-10 018-10 008-00 RR 008-00 Dan Janicki, Eastlake Village President 009-00 S-1 250 001-DR R-1 This Zoning Map for the Village of Eastlake is effective as of December 18th, 2013. 0 ¬ « 019-00 This Zoning Map was adopted at a meeting of the Village Council on December 11th, 2013. Roads ,........., Eastlake Village 001-DR M-55 ST 001-DR This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of the Village of Eastlake, section 1802. LABEL Highways IN 001-DR Legend MA RIVER N Official Zoning Map of the Village of Eastlake 025-00 022-10 022-00 RIVER " 036-00 \\ OLSON RD 035-00 039-00 047-00 003-DR 017-00 037-00 003-DR 047-10 \ 038-00 048-10 049-00 047-15 044-00 0 4-0 00 SP LE GI L C&O RR 050-00 IE S 009-00 010-00 005-00 T BR IC RD D AR KY 047-20 044-05 034-00 048-00 001-00 015-00 042-10 019-00 030-00 080-00 085-00 087-00 086-00 032-13 032-11 032-09 006-00 051-00 043-00 007-00 006-00 005-00 004-00 002-00 010-00 011-00 012-00 004-00 006-00 007-00 015-00 FOURTH ST 001-00 004-00 005-00 009-00 009-10 012-00 012-00 027-00 013-00 011-00 009-00 025-10 011-50 FIFTH ST 020-00 021-00 014-00 001-10 001-20 001-00 N 005-05 ¬ « M-55 000-00 002-00 030-00 019-00 042-00 041-00 033-00 009-00 007-00 012-00 012-00 . 003-00 DIVISION . ST' 001 - 00 014-10 016-00 020-00 005-00 011-00 010-00 040-10 004-00 031-00 035-00 039-00 040-00 002-00 034-00 038-00 045-50 HWY 000-00 028-00 029-00 036-00 037-00 043-00 045-00 079-00 026-00 002-00 003-00 N A SS AI 001-70 DR AVENUE C 046-00 086-00 085-00 THIRD ST 048-00 072-00 073-00 0 RE 018-00 018-00 011-00 014-00 010-00 039-00 056-00 040-00 015-00 029-00 041-00 022-00 022-05 044-00 022-01 094-00 097-00 096-00 048-00 098-00 032-05 032-03 029-10 005-00 006-00 024-00 025-00 END ST 026-00 032-07 028-00 007-00 046-10 095-10 RD RD 045-00 095-00 009-00 023-00 042-00 093-00 091-00 004-00 021-00 END ST 032-15 008-00 022-00 CANFIELD ST 089-01 092-00 055-00 060-00 061-00 089-00 090-00 081-00 083-00 057-00 068-00 084-00 088-00 010-00 CE 008-00 078-00 079-00 017-00 036-00 038-00 053-00 064-30 CANFIELD ST 077-00 001-00 SIXTH ST 031-00 035-00 002-00 AVENUE A 016-00 054-00 065-00 067-00 075-00 076 -0 066-00 029-00 007-00 027-00 I 066-00 073-00 034-00 001-10 021-20 021-15 FIRST ST 064-00 071-00 025-00 028-00 063-00 SECOND ST S MAIN ST C&O RR 069-00 033-00 PINE CREEK RD 037-00 062-00 070-00 074-00 049-00 050-00 SECOND ST 062-00 018-00 022-00 026-00 MILL ST 072-00 088-00 034-00 032-00 059-00 060-00 FIRST ST 014-00 016-00 007-00 024-00 084-00 027-00 063-00 016-00 M S 0 0 AI N ST 01 80 01 90 015-00 032-00 PINE CREEK RD Y 013-00 021-00 003-00 RD HW 012-00 023-00 077-10 001-00 017-00 004-00 010-00 064-00 0 078-00 060-00 AE RF 0650 009-00 069-00 068-00 052-00 059-00 057-00 BE 014-00 008-00 ST 081-00 077-00 003-00 FF 020-00 083-00 056-00 CA 0 006-00 051-00 S MAIN ST 012-0 5 GO 0 005-00 002-00 071-00 ST MA IN 0 057-00 0 001-00 053-00 021-00 017-0 001-00 022-00 0 5-0 01 008-00 RD .1 , 1111 AVENUE B 067-00 00 70 002-00 041-00 0 030 -0 026-00 0 012 -0 AV E F BL UF 00 60 l 011-00 053-00 WALL ST 003-00 00 50 003-00 025-00 010-00 041-00 008-00 ST 052-00 080-00 FF 028-00 045-00 070-00 030-00 GO 0 I I J:J 042-00 024-00 0 3-0 01 00 40 010-00 039-00 054-00 030-00 035-00 042-00 .----,...--=,-11~=~=-=-=-=-::.J. ;=-=-~~~=-;=-=-=-=-~=-;.=-=-=-~::.:::;;::::.. t- L- . .!. L_ _J_____L_~L.... ;,;J. ,1,1:----n_____l __ 089-00 008-00 0 045-00 009-00 011-00 035 -1 036-00 029-00 031-00 031-DR 056-00 055-00 031-DR 033-00 002-00 046-00 011-00 054-00 UNKNOWN RD 034-00 032-01 007-10 032-10 036-00 \\ 006-00 \ i 005-00 I ) I 007-00 EA 032-10 AK L ST E RD 033-00 RA D ST VA E AV NE 037-00 008-00 2 475-0 033-20 ................ HARRIS RD C& 475-04 RR 475-04 O 006-00 006-00 002-00 001-00 001-00 009-00 038-00 E AV E AV EE IA SS R RN 0R FO LI C& N TE CA NE DA 035-00 IR \ C O OL DR TH \ DO OREGON AVE \ � 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 Eastlake_Zoning-Map_2013 Date A point or period of time associated with an event in the lifecycle of the resource 2013-12-18 Title A name given to the resource Official Zoning Map of the Village of Eastlake Description An account of the resource The Official Zoning Map of the Village of Eastlake went into effect as of December 18, 2013. Subject The topic of the resource Zoning--Michigan Zoning--Maps Eastlake (Mich.) Manistee Township (Mich.) Manistee 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/198f3fec62b9229b224c6313d10da4b7.pdf 61d2f9aba0efc321d88af6b48142276c PDF Text Text VILLAGE OF EASTLAKE Master Plan and Recreation Plan February 2012 Let Our Resources Work For You. r:r:.i Northwest Michigan ~ , Councll of Govemments Workforce • Business • Community Prepared by: Northwest Michigan Council of Governments PO Box506 Traverse City Ml 49685-0506 231-929-5000 www.nwm.org �Eastlake Village Master Plan & 5-Vear Recreation Plan Eastlake Village Council Eastlake Village Dan Janicki, Village President Patricia Baumbach David Drew Dawn Kramer Patricia Schmidt Jason Stamp Sue Vasquez Planning Commission Eastlake Village Master Plan Committee Phil Adamski Bob DeYoung David Drew Ritchie Gillette Dan Golden Kayla Janicki Bob DeYoung (through June 2011) Ritchie Gillette, Chair Phil Adamski Patricia Baumbach Dan Golden John Franklin Kayla Janicki Administrative Staff Sharon Janicki, Treasurer Janet Golden, Clerk Loretta Staff Prepared by: Let Our Resources Work For You. ~ Northwest Michigan , Councll of Govemments Workforce • Business • Community 2 �Contents Chapter 1: Introduction........................................................................................................................ 1 Planning Process ....................................................................................................................................... 2 Organization of the Plan ........................................................................................................................... 4 Chapter 2: Existing Conditions and Context .......................................................................................... S History and Regional Context ................................................................................................................... 5 Population Characteristics ........................................................................................................................ 8 Economy .................................................................................................................................................. 10 Chapter 3: Natural Resources ............................................................................................................. 15 Natural Resources Inventory .................................................................................................................. 16 Issues and Opportunities ........................................................................................................................ 19 Chapter 4: Recreation •...••..•.••..........•......•.......•........•.•.........•.•.•........•...•...........••..•.•....•..•.....•....•....••• 21 Recreation Inventory .............................................................................................................................. 22 Regional Recreational Assets .................................................................................................................. 24 Administration, Funding, and Budgeting ................................................................................................ 27 Issues and Opportunities ........................................................................................................................ 28 Recreation Action Plan ............................................................................................................................ 31 Chapter 5: Land Use ••.•..•......•..................•....•...............•...........•....•...•...•...........••••..........••.•......•..•..... 33 Residential ............................................................................................................................................... 34 Commercial ............................................................................................................................................. 34 Industrial ................................................................................................................................................ 34 Community Facilities and Services ......................................................................................................... 36 Transportation ........................................................................................................................................ 37 Issues and Opportunities ....................................................................................................................... 38 Chapter 6: Goals, Objectives, and Action Strategies ........................................................................... 43 Chapter 7: Future Land Use & Zoning Plan ......................................................................................... 50 Residential 1 ............................................................................................................................................ 51 Residential 2 ............................................................................................................................................ 51 Rural Residential ..................................................................................................................................... 51 Commercial ............................................................................................................................................. 52 �Shoreline ................................................................................................................................................. 52 Public/Recreation .................................................................................................................................... 53 Chapter 8: Plan Implementation ....................................................................................................... 55 Zoning Plan .............................................................................................................................................. 55 Rezoning and Conditional Rezoning ........................................................................................................ 56 Leadership and Public Input .................................................................................................................... 56 Partnerships and Citizen Engagement .................................................................................................... 58 Plan Updates ........................................................................................................................................... 59 Appendices ............................................................................................................................................ 2011 Community Survey Results ................................................................................................................ Legal Notices - Recreation Plan .................................................................................................................. Resolution of Adoption - Recreation Plan ................................................................................................. . �Chapter 1: Introduction Since it was founded in the 1870's, the Village The purpose of the Eastlake Village Master Plan of Eastlake has changed from a bustling lumber is to set forth a strategy for the Village to guide town to a quiet residential community along future development and change according to the shores of Manistee Lake. With close con- the community's priorities. The plan is in- nections to industrial activity along the shore- tended to provide for: line and with the City of Manistee, the Village is • known as a bedroom community with access to Informed decisions: The Master Plan provides a stable, long-term basis for informed incredible fishing and boating opportunities, a decision-making. Analysis of existing condi- small town atmosphere, and historic character tions, combined with the goals and policies and heritage. that are outlined in the Plan, help guide the Planning Commission and Village Council as they consider zoning, new development, To ensure that Eastlake's cherished qualities capital improvements, and other matters are preserved and maintained, while allowing relating to land use and development. for added investment that will enhance the local economy and quality of life, the commu- • nity must plan and prepare for change. Optimizing Investments: The Plan provides for coordination of public improvements The Eastlake Village ~aster Plan was ere~ ated by the Eastlake Village Planning Commission, with assistance from the Northwest Michigan Council qf Governments. The P.lan was _ prepared in accordahce with provl~ sions of the Michigan Planning Enabling Ace (Publi c Act 33 of 2008) to e~hanc~ and pro- . Page 1 Village of East Lake �Eastlake Village Master Plan and private development, and also helps the Village prioritize improvements to com- The Eastlake Village Master Plan was devel- munity facilities. • Planning Process Predictability: The Master Plan informs citizens, property owners, and neighboring communities of the Village's priorities and goals, as well as where and how the community is expected to grow-allowing them to plan for the use of property in a way that is consistent with the community's oped by the Eastlake Village Planning Commission and a master plan subcommittee, with assistance from the Northwest Michigan Council of Governments. The 2011 Master Plan provides background information and public input, with strategies designed to address changing population, economic, and land use trends. vision. • Zoning: The Master Plan provides the legal In order to ensure a broadly representative foundation for zoning. The Michigan Zoning planning process and recommendations, public Enabling Act requires the zoning ordinance input was obtained from a variety of sources. be based on a plan designed to meet resi- Two public forum/visioning sessions were held dents' needs for natural resources, hous- on March 3, 2011, and a community survey was ing, recreation, industry, business, service, mailed to all property owners and addresses in and other uses. the Village, and was also made available and publicized online. Survey summaries and re- sponses, along with information relative to Page 2 �Introduction r.evio~§ studies and plans have inform ntof the Eastlake Village Mast ~vant elements of'the foUowii:ig ·plans _an s u ,es are hi h~ghted/identifiecfthrougho er Plan: Manist~e (:ounty Master Plan (2()00) includes poli!=Y base<( on the natur,al ~apabiliti~s.ofthe la~d to·su·stain development; future ne_eds for variou s types_of development; the relationsfiip of agricultural and undeveloped land on the eommunit'(s chara·cter and e~onomy the desires and needs of residents and officials . • • r,, . , - - ~ ' .~ " ',:< ~ :- · EnVision Manistee (2005), a county-wiEfe vision for land use ana transportation, was created .. witb input from a variety of commuoity,stakeholders and provides a clear and citizen-led.focus · • for a wide range of community re$ourc~s and n~eds, including culture, recreation, economy, employmE!nt, education, governm1nt growt~/c;hange, health,' public safety, soda(environment~ infrastr;ucture, and natu,raJ resoqrc.e s/environment.. -;f • ' , ~ New Designs for (irowth is a best-practice resource guide fo,r local govemrrie!lts and develop;; ers in Northwest tower·Michigan. New Designs for Growth builds on the ten tenets of smart gtowth to provide design guidelines thijt preserve·the r~gion's unique character, scenic beauty, and natui::al resource~. The Comprehensive,Economic Development Str~tegy (2010) assesses the economic conditions ofthe region and provides a strategy for buildin·g on strengths and overcoming cha.llenges. , , . Regional Non:Motorized Comprehensive Strategy (2008) is a facilities stl"ategy for 13 c9unties· = in northwest lower Michigan that identifies priority non-motorized transportation projects to help guide MDOT's investment.in the region',s non-m~toriz~d tr~nsportation system. • Benchmarks Northwest (2004) evaluate quality oflife indicators in Northwest Michigan 'by.of. fering secondary data and public perception .(survey) -information that provides a snapshot of . community strengths anci-challenges, The reports integr~te enviro.nmental, ecpnon,ic, and social factors in a way-that demonstrates the interconnectivity of issues 'impacting regional quality ~Ii~. . . ' ~ - , Six Pillars of Prosperity are economic sectors that 't he People and Land/La_nd Policy ln~itute f6r h~ve identified as'<-pri_o rity ~reas Michigan's success in the.·New Economy: Attractive Cities · and Neighborhoods, Highly Competitive Scho~ls and tifelol')g L~arning Opport_ uriities,· Kn.owl- ~ . edg~ BasJd Technologies, Thriving A~ricµlture, ~atµral ~e,sourc~s for: Recrea(ion a~d Joo Crea;'t i9n, Inclusive an<! Entrepreneurial CUiture. Page 3 �Eastlake Village Master Plan public events, are included in the plan appendi- 5. Land Use. This chapter summarizes the ces. Plan goals, objectives, strategies, and fu- character, types, and location of the vari- ture land use recommendations were devel- ous land uses found in the village, including oped based on public input obtained through- residential, commercial, and community out the process, analysis of existing conditions, facilities and services. and previous or related plans and studies. 6. Goals, Objectives, and Action Strategies. Goals, Objectives, and Action Strategies will address the issues and opportunities iden- Organization of the Plan tified in previous plan chapters. The Eastlake Village Master Plan provides over- 7. Future Land Use Map and Zoning Plan will views of existing conditions, discussion of pub- formalize goals and objectives into future lic input, identification of issues and opportuni- land use policies that will be used in mak- ties surrounding different elements of the com- ing decisions on zoning changes and new munity, and goals, objectives, and action state- development. The map and zoning plan ments/implementation strategies. Descriptions will provide a stable, continuous basis for of best practices, relevant programs, and exam- land use decision making through changes ples from other communities are highlighted in the makeup of elected and appointed throughout the plan. The plan is divided into boards, and therefore encourages the im- sections and chapters as follows: plementation of the long-term goals and 1. objectives of the Master Plan. Introduction provides an overview of the process and contents. 2. 8. Plan Implementation, Leadership, and Civic Engagement. This chapter will provide Existing Conditions and Context discusses an overview of the Village's decision mak- Eastlake's history, its place in Manistee ing structure, leadership, and other consid- County and the region, and issues that are erations that will ultimately drive the im- relevant across the spectrum of the com- plementation of the plan. Public participa- munity, including demographics and eco- tion, civic engagement, leadership, and nomics indicators. partnership opportunities will be discussed 3. Natural Resources discusses the topogra- in this chapter. phy, soils, water resources, and green infrastructure available in and around the Village. 4. Recreation. This chapter serves as the Vil- lage's 5-year recreation plan, and discusses existing recreational facilities and future needs. 4 Page4 �Chapter -2: Existing Conditions and Context with villages and small cities that are consider- History & Regional Context able distances from larger metropolitan com- Eastlake is defined in part by its setting along munities. These distances have shaped the the lakeshore and by the natural resources that character of these small communities and cre- surround it, as well as its proximity to the City ated of Manistee and the surrounding region. This recognized as retirement and resort destina- regional context and access to natural re- tions, as well as desirable year-round commu- sources have been the drivers for much of the nities. individual identities that are well- Village's development and economic patterns, and continue to provide much of the Village's recreation, service, and employment opportu- The rural character and access to water, forest, nities. and other natural resources has been the region's greatest economic driver. Many communities-Eastlake among them-were built up Northwestern lower Michigan is a place of in- around the lumber industry, or served as major credible natural beauty, tremendous natural hubs for water-based or rail-based transporta- resource assets, thriving agricultural econo- tion. Eastlake had its beginnings in the logging mies, seasonal recreation and resorts, and year boom of the nineteenth century, with the con- -round communities. The landscape of forests, struction of a sawmill on the shore of Manistee lakes, rivers, orchards and farmland is dotted Lake in 1870. The Village later became a stop Pages �Eastlake Village Master Plan on the Pere Marquette Railroad, which supported the logging industry and contributed to the growth of the Village, which was incorporated in 1912. In many parts of the region, once the land was cleared, agriculture became an economic foundation for some parts of the region, while others developed economies around other natural resources such as oil and gas. In the Manistee area, however, water- and rail-based shipping opportunities supported a variety of industries, particularly along the Manistee Lake waterfront, which provided access to commercial shipping. The area's history as a thriving industrial center and commercial port has resulted in a fairly stable population base in Manistee County, when compared to the rapid growth witnessed in other parts of the region. Between 1920 and 2010, the population in many parts of the region has more than doubled. Manistee County's population, on the other hand, has increased by about 18% during that time period. Much of the growth in the region and the County is the result of retirees and seasonal residents that have moved to the area to take advantage of the region's small town and rural lifestyles, outdoor recreation, and natural beauty. However, most of those population increases-along with the new development Page 6 �. : . 4 ~1l:" ~ . f~~ l1· , , .,, ,i~j,-'\ _ .. .. . , Manistee County Michigan - ,~ -·:.· ,:;:; . ~ ' r-i.A I, J•,~( 1 --~p;•""·" 0 - Upland,Openland Upland Deciduous Forest Upland Coniferous Fore~ - water l.JMfand Forest - Non-forested W!tlands · ·--• - - · ~~ . Oj ~ . .,., ' ~ . •""""1 ·. --~· t. 1 . ~ " 1 ._,, ,jir,~~, r ~ -- .. . . . l . ,., . • .. . ~;; . . I ·· - , .- - - - . - - . ~ ~::-:,11-,. . "~t.~f\ . 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" .'.,•/•f .~'.-it{:'•: · /,iq i. -1E,-.~-~~ ,,: ·,5s'.~-,·., • < . .· ~'11:·n.-, ".· . .l(~~~ •~!9~1 Legend Aoncullural 'li' ~.;c._,,,. ,·i='~·=·cc..,,;~·-· _ 11 r-,ffll:.i..,;-.~ .. ~ .. · ~ i lrr;;P.~"i.:;' . f.·~ « ~M~~1rj·, flll"· ·~~ .t~ - -,.<., _.,.-:-; , ~ • ir-:. 1 . llfi~rt·.d ' -~ ~ M ~ · ,..«.: '· · ·. ,'{;~: ~• ~""'11~'!-:l "1 ..,.. eff - · • :k-1~~ ,t '·•.Mlt ._;']~ 0 · , .·-· 7 ~ . ~~;;· : ;, " I \ I . · ·. ·.. o-, ." . •~ · :. ,:" • , 9-· --•c;,;.. •...... • ~ •. .• ~ • ..,.'·-<!;\•.~: ~s.J~f~-- · '"*. ~-:... -r·;]Z,;;_ . • , •.,;. ·· •;J~1:1! ' ~1 ·· " .'. .'!.:-·,~. ·_'1l lt e• n 0 :::s a. a:0 :::s VI Q) , :::s a. n 0 :::s c t) ~ �Eastlake Village Master Plan NW Lower 132,183 116,900 Michigan Manistee 20,899 17,409 County Eastlake Village 675 392 129,031 135,488 139,017 158,333 208,286 230,962 281,468 297,912 18,450 18,524 19,042 20,094 23,019 412 376 436 512 514 that follows population growth-have occurred outside of cities and villages. The desire for rural lifestyles or homes on larger lots, combined with limited land supply and higher costs in city and village boundaries, has led to greater growth and development in rural areas, while city and village population levels remain stagnant or decline. 21,265 24,527 473 441 24,733 512 Population Characteristics Household Size and Age The age of a community's residents has significant impacts on housing demand, service needs, and employment base; while household size can reflect changes in community demographics and signal a need for additional housing options. In part because of these new development trends, but in large measure as a result of the decline of logging and other industries, the population of Eastlake has dropped substantially since its peak in the late 19th century, when it was home to around 3,500 residents. With the end of the logging boom, the number of Eastlake residents dropped to 675 by 1920. Since that time, the population has fluctuated, with a low of 376 in 1950. The 2010 population of Eastlake was 512-a 16% increase from 2000, likely reflecting the construction of new dwelling units in the Village over that time period. At 2.22 people per household (PPH), Eastlake's average household size has declined about 5% since 2000. The decline in household size is generally linked with the aging of the population. As the baby boomers-the country's largest population group-reach retirement age, the number of one- and two-person households increase, as do median age and percentage of the population over age 65. In the Village of Eastlake, between 2000 and 2010, the number of residents over the age of 65 increased by over 50%. 148 residents, or about 22% of the Village's population, were over the age of 65 in 2010. Page8 �Existing Conditions and Context 39,946 ani~te ounty ity of M :tee State 20% 121,200. 86,500 34,208 125,500 77,400 37,721 30,351 108;600 66,500 48,700 44,667 9% 147,500 Sourer~: 2000 Census & 2009 American Community Survey cent Eastlake's population is representative of the is black or African American. Another 5.6% are of two or more races. County as a whole, in terms of median age and percentages of those over aged 65. The median age in Eastlake is 46.8 years, compared to 47 County-wide. In 2010, the male-female distribution was 245 to 267, respectively, or about 48% male and 52%female. Despite the increase in the number of those over age 65, the number of school aged chil- Education dren has remained stable over the last 10 Educational attainment provides an important years, with about 19% of Eastlake's population context when considering local workforce ca- under the age of 18. pacities and the community's economic vitality, and plays a role in determining which types of industries or business may choose to locate in Sex and Race or near the community. The population of Eastlake is slightly more diverse than the County or regional population. About 90% of the Village's population is white, compared to 92% in the County and 95% in the region. About 3% of Eastlake's population is About 89% of Eastlake residents have a high school degree or higher, a greater percentage than surrounding communities and the state. However, the percentage of those in Eastlake American Indian, and about one half of a per- Page9 �Eastlake Village Master Plan Community Survey, was about 8%, compared to 12.6% county-wide. Housing Values In 2009, the median home value in Eastlake was $72,900, compared to the County median home value of $125,500.Median monthly rent was slightly lower as well, at $559 per month in Eastlake, compared to $607 for the County. with a bachelor's degree or higher-about 3% is substantially lower than neighboring commuAbout 42.8% of Village renters, and 34.3% of nities and the County. homeowners with a mortgage in the Village, paid 30% or more of their household income for housing. When households spend over 30% Income Education and income levels are closely correlated, with higher education levels generally translating into higher incomes. The median household income in the Village of Eastlake in of their income on housing, they're considered "cost overburdened," which puts them at higher risk of foreclosure, homelessness, overcrowding, or occupying substandard housing. 2009 was $36,042 - slightly below income levels in nearby City of Manistee and significantly Eastlake overburden rates are consistent with below County median household income of regional affordability issues, with over 44% of $48,690. Income levels in Eastlake grew by renters paying over 35% of their household about 14% between 1999 and 2000, a slower income for rent and 26.3% of homeowners ex- rate than regional income growth, but higher periencing cost overburden on a regional level. than statewide income growth. However, despite lower overall incomes, poverty rates in Eastlake were significantly lower than in surrounding communities. The percentage of people in Eastlake with incomes below the poverty level in 2009, as reported by the American Economy Employment Sectors The American Community Survey reports that Eastlake has a workforce of about 239. The Page 10 �Existing Conditions and Context J\grii:urture, forest fishir:i Construction Manufa.cturing i Retail ~rade :fran.sportatio.n and warehausing, and utilities Information F-inance ao~ insurance, and real estate and rent.ii and leasing Professional, scientific, and management, and administrative aria waste management services Educatio.nal services, and health care and social assistance . Arts, entertai , recreation, an dation and fooa services Ottier services, except public adminfsb"ation largest employment sectors in the Village were health and social assistance and arts, entertain- production, transportation, and material mov- ment, and recreation. ing occupations (29.7%), sales and office occupations (27.2%), and service occupations (25.5%). The largest industries, in terms of Eastlake's-and Manistee County's- number of employees, were manufacturing employment trends are tied to statewide eco- and retail, followed by educational services/ nomic issues. Michigan has lost hundreds of thousands of manufacturing jobs since 2000. Page 11 �Eastlake Village Master Plan Industry Sectors, Manistee County and the State of Michigan, 2010 Data from Bureau of Labor Statistics ■ '7. !:>late Jobs Because of the state's traditional reliance on in Manistee County was 12.7% - slightly higher manufacturing employment, these job losses than the statewide rate. have created a long-lasting recession with enormous repercussions, resulting in unemployment rates that have persistently been the It is expected over the short term that the state highest in the country for the last several years. and the region's unemployment rates will re- Northwest Michigan's unemployment rates main higher than the nation's; however, the have generally followed state trends, while Ma- region and the state as a whole are experienc- nistee County, with its historical importance as ing growth in several sectors, reflecting an eco- an industrial and manufacturing community, nomic transition. has experienced more job losses than the re- County's economy through 2020 show growth gion as a whole. Between 1998 and 2009, ac- in the finance industry, as well as in agricul- cording to the US Census, the number of estab- ture, fishing, forestry, and hunting. lishments with paid employees in Manistee • Projections for Manistee Knowledge- and skill-based employment is County declined by 10%, compared to a 5.8% experiencing significant growth in Manistee decline statewide; and in 2010, the average County. The finance industry is expected to unemployment rate over the course of the year have the County's greatest increase in em- Page 12 �Existing Conditions and Context ~ge I n an . ., Is· orAc ensus is not availa_b so ghol!lt _ nnIa US C: ~he Mast conducted eve· to measure population 6asit demographic informs1tion for all geographies in.the countiy.~Hi~torically, the Census "long ·· form" also recorded more detailed information on,individual liousenold charact_ eristics,-includi~g income, employment; poverty, housing value, commute time, et-c. ,Beginning in 2005, tliat· •" intormation is -instead collected ,eve~ 5 years b¥ the ,American Community Survey. ,,._ The-American Community Survey (ACS) is a large, continuous demographic survey conducted - by the Census Bureau-that will eventually pr:ovide accui:ate and up-t~date profiles of America's , . ~ . communities eyery year. Questionnaires are mailed to asample of.addresses to obtain informa- tio n about hous_eholds and housing units. The survey produces estimates of poi!u.lation and • housing charact.eristics data for small areas, including tracts and popu1ation s~bgroups. Questions asked are similar,to those on the i:lecennial census long form. Estimates for small geo,graphic areas are based on data collected over a 5-year time period, and represent the average • QI 1. ' 1!':- er.istks over that time p.er , • r . Bureau of Labor Statist1cs is a unit of the US Department ot Labor that collects, processes, analyses, and disseminates statistical data regarding current social and economic issues. Data is availablt? for county geographies, metropolitan statistical areas, and micr'opolitan statistical ar. • • I ployment, both in terms of total number of centrations of government employment jobs (201) and percent growth (26%) are much higher than statewide percent- through 2020. ages (27% vs. 13%, respectively). Government employment is expected to grow by Manufacturing was identified as a declin- about 4% through 2020. ing sector of the County's economy; employment is predicted to drop slightly by • another 2% by 2020. • • Employment in agriculture, fishing, for- estry and hunting is significantly higher Government employment is the largest employment sector for the County. Con- Page 13 than statewide concentrations in this sector, and is one of the largest employment �Eastlake Village Master Plan sectors in the County. Employment in this industry is expected to grow by about 20% through 2020. • The trade, transportation, and utilities industry is one largest industries in the county, and is expected to see limited growth (about 2%) through 2020. • Leisure and hospitality employment, one of the County's biggest employment sectors, is expected to remain at similar levels through 2020, with about 2% growth. Employment Location and Commute Time Because there are few commercial or industrial uses within the Village limits, much of the community's workforce is employed in nearby communities. Almost all of the workforce drove to work, either alone or in a carpool; less than half a percent reported working from home. According to the American Community Survey, about 89% of Eastlake's workforce was employed within Manistee County, with the remaining 11% commuting outside the County for employment. The mean travel time to work was about 17 minutes. Page 14 �Chapter 3: Natural Resources The natural resources in and surrounding the Village of Eastlake are some of its most important economic and quality of life assets. Regional industries rely on access to the area's natural resources for both raw materials and shipping needs. Manistee Lake is of regional and statewide significant for its fishing, boating and industrial shipping opportunities. A state game area is located immediately to the north of the Village, and just outside the Village limits, the state and national forestland covers To ensure the continued and enhanced quality of these resources, it will be important to balance community development needs with environmental considerations. The benefits of such a balance are increasingly being quantified in economic, public safety, health, and social measures. Environmental quality and protection can enhance economic opportunities, increases the value of developed properties, and acts as a draw for new residents and visitors. over 120,000 acres of the County. These resources are key to Eastlake's quality of life, and both residents and visitors take advantage of This Chapter will discuss natural resources the recreation and economic opportunities within the Village, to provide context for plan- available in the forests, lakes, and streams ning and future development that considers within and surrounding the Village. overall environmental quality. Page 15 �Eastlake Village Master Plan acres of Plainfield sands with 35-70% slopes. Natural Resources Inventory These areas have severe building constraints Topography and Soils and are prone to erosion. Soils in the area are predominantly sandy soils with flat or gently sloping topography. Nearly 70% of the Village's land area is covered by Lakes and Streams However, The Village of Eastlake is bounded on the west because of steep slopes along the Manistee by about 1.5 miles of shoreline along Manistee Lake shoreline, much of the Village is located Lake, a 930 acre lake that serves as the conflu- within a state-designated high-risk landslide ence for the Manistee River and Little Manistee area. Soils along the shoreline include about 22 River watersheds. The lake drains into the Ma- Plainfield sands with 0-6% slopes. East Lake Soil Types East 1,ake Village Lakes Coloma sand, 0 to 6 percent slopes Coloma sand, 18 to 35 percent slopes Coloma sand, 6 to 12 percent slopes Covert sand, 0 to 6 percent slopes Covert-Dair con.,lex, 0 to 6 percent slopes Dair muck Gorvan-Houghton-Glendora complex Histosols and Aquents, ponded Pits, sand and gravel Plainfield sand, 0 to 6 percent slopes Plainfield sand, 12 to 35 percent slopes Plainfield sand, 35 to 70 percent slopes Plainfield sand, 6 to 12 percent slopes Udipsamments, nearly level and undulating Witer Page 16 �Natural Resources nistee Harbor of Lake Michigan through a 1.5 eludes 23 acres under ownership of Little River mile long channel, and also provides access to Band of Ottawa Indians, and is the site of the the Manistee River. As wildlife habitat, recrea- Little River Band Natural Resources building. tion opportunity, and commercial waterway, The Penny Park Campground and boat launch Manistee Lake is a cornerstone of the econ- are located along the northern Eastlake shore- omy, quality of life, and natural environment in line. Eastlake and the greater Manistee area. The industrial history around the lake has reThe lake provides habitat for a wide variety of sulted in species, including lake sturgeon, a state- oils, brines, resin acids, arsenic, and mercury, threatened species. Manistee Lake is consid- and petroleum compounds- in the lake and ered a high-quality fishing opportunity, and as shoreline. Brownfield remediation efforts have such is a critical element of the local economy been ongoing, and have addressed contamina- and is significant statewide in terms of its im- tion within the Village and at other sites around portance to tourism. According to a 2010 fish- the shoreline; but elevated levels of contami- eries report conducted by the Michigan Depart- nants still exist in some areas of the lake. How- ment of Natural Resources, the number of an- ever, according to the DNR, areas near the gler trips on Manistee lake runs as high as mouths of the Manistee and Little Manistee are 20,000 per year. high levels of pollutants-including not as affected due to the effects of the flow of the rivers. Since the logging boom of the nineteenth century, the shoreline along Manistee Lake has been heavily used by industry. The shoreline still hosts forestry processing, salt production, chemicals plants, and power plants, which depend on the commercial shipping opportunities available through the deep water port in Lake Michigan. Freighters are able to access factories along Manistee Lake through the Manistee River Channel, which is regularly dredged to allow for shipping traffic. Wetlands and Floodplains Wetlands-often called marshes, swamps, or bogs-are areas where water is found, either on or near the surface, at any time during the year. These areas are invaluable natural resources for a variety of factors: they offer important wildlife habitat, along with opportunities for recreation such as fishing, hunting, boating, and birdwatching. They improve water quality by removing and sequestering excess nutrients and sediments found in rivers and Historical industrial uses along the shoreline within the Eastlake Village limits have been removed; the former industrial area now in- streams; and reduce potential for floods by acting as natural "sponges," slowing down flood and storm waters. About 87 acres of wet- Page 17 �Eastlake Village Master Plan lands-including large cattail marshes-are some concern that the dike may have adverse located in the north and northwest corner of impacts on water levels and fish habitat. the Village, along the Manistee Lake shoreline. This area provides important wildlife habitat and marks the western limits of the Manistee Green Infrastructure River State Game Area. Within the State Game The term "green infrastructure" refers to con- Area, just to the north of the Village bounda- nected systems of woodlands, wetlands, rivers, ries, is a diked area called Peter's Bayou. The and streams that are valuable in providing a dike was installed to create waterfowl habitat variety of benefits to a community's economy and hunting opportunities; however, there is and environmental quality. Because greenway spaces like trails and natural areas are often Village of East Lake Green Infrastructure ~ tlon-MD1Dnt110Tllli• "-'Slalltl'l\ltlldii"' ,...___, Ollle1 ll01111• ~· 1ur... ~ PQttttt1,1t flood PruneAte1ts Q t:SJ 0 0 Pubht:lMnd Other P11ll11t l'"'ll< SOUIDI.I 'W!IIIW 1Jf0tt!Ghun A,(1215 V\lrtlltlNd Pra1f:tdnm ArBM ~ tt.gh Rt~ l itn1511Jfl AHUls ~\ - '°'flt,CuDutall_, Map Olte: 15 November 2010 Map Procb:od By: ______ ..._ ~-~\½~ 0.5 1 Mies Page 18 �Natural Resources seen as more valued amenities by residents ents and other forms of pollution such as salt, than even golf courses or swimming pools, oil, and anti-freeze. green infrastructure can increase the value of smother the habitat that aquatic organisms nearby property, with corresponding increases need to survive and reproduce. Sediment and sand in tax revenues. And, continuous systems of forests, wetlands, and other open areas reduce the risk of flooding by controlling stormwater runoff, and provide protection from storm damage and erosion in coastal areas. Green infrastructure systems also provide invaluable Normally, these contaminants are filtered out through rain and snowfall, which naturally filtrate through the earth and recharge the groundwater. However, on paved, or impervious, surfaces, precipitation instead flows over wildlife habitat and foster ecological diversity. the ground, picking up chemicals, dirt, and other pollutants, then flowing into a storm Open space and forestland cover about half of sewer system or directly into a lake, stream, the Village's land area. About 440 acres of for- river, or wetland, where it is discharged, un- ested areas are found throughout the Village. treated, into nearby water resources. Reducing Along the boundaries of the Village, forestland impervious surfaces such as roads, driveways, generally connects with larger tracts of forest and parking lots can provide significant benefits and open space. to water quality, while also reducing the potential for erosion. Issues & Opportunities Water Quality As noted, historical industrial activity has led to high levels of contaminants in some parts of Manistee Lake. Some contamination sources, including sites in Eastlake, have been or are being addressed through brownfield remediation activity. Another contaminant that has been identified as an issue in some areas of Manistee Lake is sediment, a surface water pollutant that washes from roads, parking lots, and driveways through stormwater runoff, which carries nutri- Page 19 �Master Plan Page 20 �Chapter 4: Recreation Parks, playgrounds, community events, trails, Because of its importance to all parts of the and recreation programming bring residents community, recreation is a focal point in the and visitors together and foster opportunities planning process. This chapter will explore for cultural expression, education, and civic Eastlake's existing recreation facilities and op- engagement. They promote public health and portunities to enhance and improve its parks, wellness by encouraging opportunities for culture, and recreation opportunities. This physical activity. And they act as economic driv- chapter will also serve as the Village's 5-year ers, raising property values, drawing new resi- Recreation Plan. dents to the community, and encouraging new development and tourism. Enhancing Eastlake's recreation opportunities will thus help create an engaged, healthy, socially vital and economically vibrant community. What is a Recreati'on Plan? Through its recreation grants program, currently funded through the Michigan Natural Resources Trust Fund and the federal Land and Water Conservation Fund, the Michigan Department of Natural Resources (DNR) provides financial assistance to communities that are would like to purchase land for parks, or are planning to improve or develop recreation facilities. To be eligible to apply for these grant programs, a community must have a 5-year recreation plan, approved by the DNR, that meets certain requirements. DNR-approved recreation plans must include the following components: • Community Description and Planning Considerations • Administrative Structure • Recreation and Resource Inventory • Description of Planning and Public Input Process • Goals, Objectives, and Action Program This chapter of the Master Plan serves as the 5-year Recreation Plan for the Village of Eastlake. Some recreation plan components will be included in other chapters of the Master Plan. Page 21 �Eastlake Village Master Plan R,creatioh; An tmpartant Recreation Inventory Gommu:y.t;nity A$S"et . - Several important recreation opportunities are ,,. . .-. :'.. " ,J ,,( At their -most basic, parks, recreation facilities, available within Eastlake; and Village residents · and community events prov,ide an environment and visitors also have access to a variety of op- ir:i which residents and visitors can g~ther ai:ld portunities beyond the Village limits. The fol- interact in an informal . setting; Qut par:ks also · lowing recreation inventory was completed pro~ide a number of health and economic ben- with information provided by Eastlake Village efit s t & the community: officials and field visits, and provides discussion • :. Parks ~nca'urag~ J?hysical activity, whict:1 is critical in staying healthy, r~ducing' stress, on recreation facilities, as well as regional assets, and their place in the community. fighting obesity, and preventing chronic , conditions that lead to heart disease~ high ··: blood press~re, aAd dia~etes. Penny Park, located along Manistee Lake, is the Parks ·and trails are safe c:>ptions for non- , motorized transport~tion,:-whi~b is especially itnpon:apt tor those tt';at d~n't own a, ~ar t>t cai;i't drive due to ag~, disapllity, or · . Village's largest and most frequently used park. The park includes 38 campground sites, half of which offer electrical hookup capacity. The park also includes restrooms and showers for campers, a picnic area, fish cleaning station, ' opportunities. ,attract visit0rs, ,. ir\creasiAg local toarism revenues. • l .• • Penny Park " ' ~ • ,a and boat launch facility. The park is regionally significant as an access to Manistee Lake, which Demographic groups with: ,expendable ihcome a~d significant c1mbu.rits, of leisure time, such as retirees an~ - young profes- ~ , sional, of.t;~n .felocate to co~munities, with . · ,. oriented", lifestyle and a hi ', also provides access to the Manistee River and Lake Michigan. Fishing in these water resources is considered world-class, and as such Penny Park attracts a large number of visitors to the community in the spring and summer months. Penny Park is owned by the Michigan Department of Natural Resources {DNR), and is leased to and maintained by the Village. The lease agreement requires that all fees collected for usage of the park be held separately and dedicated solely to improvements, maintenance, and staffing at Penny Park. Page 22 �Recreation "\ . ,. ,,. ' .Prio r ~'Bi.Jou ~ ~ 1""' Village of East Lake Village of Eastlake Recreation Inventory " - ' State Trunklines ~ atier Roads .............,Railroad Lakes & Ponds -·~- ' ~ Rivers & Creeks . . Public/Recreational M.,,,.s Irr Lnlw Village of East Lake t "' Illa Page 23 �Eastlake Village Master Plan Accessibility Assessment: Some of the park's facilities meet accessibility guidelines. Regional Recreational Assets Natural Resource Areas Johnson Field baseball diamond, The Village is surrounded by hundreds of thou- basketball court, and playground. The park was sands of acres of national forest, lakes, and donated by Village resident Art Johnson. Origi- streams. These natural resources and outdoor nally used by local softball and baseball recreation opportunities are prized assets for leagues, usage of the park has dropped off over the Village, the County, and the region as a the years. whole. 276 miles of rivers and streams in Man- Johnson Field includes a istee County-including 45 miles of wild, sce- Accessibility Assessment: Some of the park's facilities meet accessibility guidelines. nic, or natural rivers-wind through the County, offering quality fishing, canoeing, and kayaking experiences. Additional fishing and Nature Walk boating opportunities, along with swimming The nature walk is located on Village-owned access, are available in the County's many in- property in the southern end of the Village, and land lakes-which total over 9600 acres of sur- includes a loop through forest area, totaling face water-and along the 25 miles of Lake about 2 miles of trails. Michigan shoreline. The Nature Walk is maintained by local scout groups. Accessibility Assessment: None of the park's facilities meet accessibility guidelines. About 73% of the County, or about 253,200 acres, is forested; much of this acreage is accessible to the public as part of the Manistee National Forest. These areas, both within and Eastlake Playground The Eastlake Playground, located on a small lot behind the Village Hall, was developed in 2011 and includes a new play structure. The park was developed with donations in an effort led by Village residents. Additional improvements, including landscaping and seating, are planned. surrounding the Village, lend themselves to outdoor recreation activities like fishing, snowmobiling, hunting, skiing, hiking, and mountain biking. Access to areas is available for snowmobilers, ORVs, cyclists, skiers, hikers, and others through several trail systems including the North Country Trail. Accessibility Assessment: None of the park's facilities meet accessibility guidelines. Nationally significant regional recreational op- Page 24 �Village of East Lake Green Infrastructure ~ Non-Motortzed Trals " ' - ' state Trunkline ~ OlherRoads RivelS "' Lakes ~ Potential Flood ProneAreas GJ (? 0 0 Public Land other Public Lands Source \Miter Protection Areas IM!llhead Protection Areas ~ High Risk Landslile Areas "0 Ill °di 00 M V'.9tlands Forested Land AgricuMural Land N u, .·' 'l>.~ ,!1l1 ,· Map Date: 15 N011ember 2010 Map Produced By: u.-, u...~~thiol. fuf'IU.4 - ....... NorthW..t Michigan Councl cl GkMllrv'INtntl ~i ~"kf<lfH Aln,w,,1 , t""1munll y f~V7~ :;IC ct> n 0.5 \ m Q) 1 MHes tt 0 ::, �m DJ ~ DJ '7' It) Green Infrastructure ~ ~ Non-Motorized Trails DJ OQ ~ state Trunkllne ~ It) County Roads s: Rivers DJ Ill r+ Lakes ~ Potential Flood Prone Areas Q PUblic Land 0 Other Public Lands Q 0 ~"\5 Wellhead Protection Areas High Risk Landslide Areas WeUands l4 Forested Land " "' ~ N Q\ ~- 0 4 Miles Map Date: 26 January 2010 Map Pruduced By: ,r.O,,,..Zf":"""$!\-l'ef.fl!I ~""'· - ~- " ' Council Nodllwelt f,flchlgan ~j afG~enneull ~i,;,v:r• ~w,i,,r','•(0,1' •Ill>!\< -, Manistee County Source Water Protection Areas f::'.], It) ""C DJ ::::, �Recreation portunities-including the Sleeping Bear Dunes The seven-member Village Council is elected National Lakeshore in Benzie and Leelanau every two years to adopt budgets, approve Counties-are located within an hour's drive contracts, adopt policies, and oversee staff. from the Village and are easily accessible to Budgets, planning, staffing, and other issues Manistee residents. related to the parks and other Village facilities are overseen by the Village Council. Snowmobile and ORV Trails Snowmobiling is a popular winter activity for Staff & Volunteers both residents and visitors. In addition to desig- Parks are maintained by Village maintenance nated trail systems, within the national forest, staff, which includes one full time employee. A snowmobiles and off-road vehicles (ORVs) are park attendant for Penny Park is employed sea- authorized to use Village street right-of-ways. sonally. Some maintenance is conducted by volunteers or community services groups. Private Recreation Facilities Private golf courses, campgrounds, and other Funding & Budgeting amenities are available throughout the Village Funding for park maintenance, improvements, and County. and activities comes from several Village funds. Penny Park improvements, maintenance, and staffing is supported by campground fees, Administration, Funding and Budgeting which are deposited in a park fund dedicated solely to Penny Park activities. In 2010, about $14,000 was budgeted for Penny Park. Village Council Page 27 �Eastlake Village Master Plan Maintenance for the Nature Walk is supported Maintenance and improvement activities at by a percentage of funding from the Major Johnson Field are supported by funding from Street and Local Street Program. Funding is set the "general maintenance" fund; $1,000 was annually based on federal guidelines for the budgeted for this fund in 2010. maintenance and upkeep of off-road areas. $5,049 was budgeted for off-road street maintenance in 2010; funds cover both nature walk maintenance and landscaping along the tunnel of trees. Issues and Opportunities How does Eastlake build on its recreation assets? Where are improvements needed? What is missing from the recreation system? What types of recreation opportunities do residents need and want? To begin to answer some of these questions, issues and opportunities have Recreation Priorities: ~~ been identified for consideration in goal 201-:t Survey Results setting, action planning, and policy developThe 20P Maste~ Plan Surve,y asked respond- , ment. ents abo1:Jt the importance of the devel9pment , or enh~neement of the following types of rec~: reation. Follawirig are the percentage or sponse~ that indicated that _these acti~ities, are . "very important" or "somewhat important."· 1 Demographics re-, . ! Different population groups have different rec- ' reation needs and interests; so when planning for recreation facilities, the community's growth trends, age, and income levels are imfis~in~ access 91% ,, portant factors to consider. Eastlake has seen Boating access 86% some population shifts over the last ten years, Playground equipment 68% Athletic f.ields/tennii co~rts 56% drop in the number of family households, and Hiking/skiing trails 52% increasing numbers of seniors. As individuals Swimming 51% as noted in Chapter 2, Existing Conditions and Context, with a decreasing household size, a age, needs increase for facilities that accommoUniversal accessibility features ·46% , Snowmobile/ORV use of Vil- 41% . lage streets (, . -Snowmobile/O~V trail$ date passive recreation such as walking and boating. Barrier-free access to recreation is particularly important for an aging population, and the provision of barrier-free recreation will become an increasingly high priority as the population ages. Page 28 �Recreation With nearly a quarter of the Village's population under the age of 18, youth-oriented recreation opportunities will continue to be important both for current residents and as an Planning Process The recreatiort plan was developed with guidance from the Eastlake Village Planning Commission and Master Plan Committee, with assistance from the Northwest Michigan Council of amenity to draw new families to the Village. Governments (NWMCOG). In addition to age considerations, it's also important to ensure that activities and amenities Public Input in the community are within the financial Public input was obtained through Committee means of the majority of residents. Because input, a Village Master Plan Public Forum held per capita and median household income in the in March 2011, and a community survey that Village are lower than the County and the State was mailed to all Village addresses and proper- of Michigan, the need for free activities or low- ty owners in March 2011. er prices to accommodate families and those with moderate incomes may be important. Recreation Plan Comment Period Notices were posted relative to the availability Penny Park of the plan for review on November 25, 2011 Public input shows that Penny Park activities- and December 23, 2011. No comments were namely boating and fishing-are considered received during the plan comment period. important priorities, and the 2011 Master Plan survey showed that a majority (78%) of residents would support overall improvements to Public Hearing and Adoption the park. Support was even higher for specific Public hearings were held on January 11, 2012 improvements relative to boating and fishing, and February 8, 2012. The Planning Commis- with a significant majority of respondents .sion recommended adoption of the Recreation (91%) answering that development or enhance- Plan to the Village Council on January 11, 2012. ment of fishing access was somewhat or very The Village Council approved the plan on Feb- important. 86% felt that boating access im- ruary 8, 2012. provements or enhancements were important. In addition to support expressed in the survey, Page 29 �Eastlake Village Master Plan discussions at the March 2011 public forums recreation comments were centered on Penny Park improvements, as follows: Johnson Field 2011 survey results and forum comments indi- • Dredging canal to improve fishing access • Floating dock to enhance accessibility with only 16% of survey respondents stating • Linkages to the Village and other parks that they use the park. A low percentage of through a trail or stairway from Johnson survey Field to Penny Park they're satisfied with the park. At the public cate that Johnson Field usage is generally low, respondents (25%) indicated that forums, residents discussed low usage, con• Landscaping, maintenance, and general improvements to address issues and needs for lighting, waste, signage, and landscaping. • cerns over maintenance of the park, and an interest in improvements to the ball fields, dugouts, and lighting, to encourage greater usage by local softball and baseball teams, including Improvements to restrooms and showers, Little League. including universal accessibility features • Swimming access is not currently available on Manistee Lake, due to marsh areas Nature Walk and Trails along the shoreline. A number of beaches The Nature Walk lacks linkages to other trail that provide swimming access to Lake systems, which may contribute to relatively low Michigan are available in nearby Manistee. usage levels. Access to Penny Park is currently only available from an access drive located outside of the Village's primary residential area. A trail and stairway from Johnson Field to the lakefront and Penny Park were identified in the public forum as possible recreation improvements that would enhance access and usage for residents. Public discussions also included linkages to existing snowmobile and other trails within the National Forest, with parking availability. Connections such as these between Penny Park, Village neighborhoods, other Village parks, and surrounding trail systems could enhance use of the community's resources and attract visitors Page 30 �Recreation Timeframe Goal/ Action General Improvements 2012 Install security cameras 2012+ Provide accessibility features at all parks Provide for parking and landscaping improvements at all parks Penny Park Dredge canal 2012 Implement general park improvements to campsites, access, 2012 signage, and park facilities Develop a floating dock 2012+ Provide electric hookups for all campsites 2012+ Johnson Field Improve lighting at the ball fields 2012+ Provide for parking 2012 Develop a gazebo or picnic area 2012+ Nature Walk Provide for parking 2012 Pursue trail expansions and/or linkages with nearby trail sys- 2012+ terns Eastlake Playground 2012 Landscaping and seating improvements Other Develop a "snowmobile route" with posted signage from trail 2012+ throughout the Village Explore and consider implementation of a trail or walkway providing access to Penny Park/Manistee Lake shoreline from Village residential areas Page 31 2012+ �Eastlake Village Master Plan looking for mountain biking, snowmobiling, or other trail-based recreation opportunities. Community Events Discussion at public forums included comments about historical community events and declining participation. Festivals and other community events to celebrate local history could help build public pride and community engagement. Page 32 �Chapter 5: Land Use An understanding of existing land use patterns ment and redevelopment, and are based is required to ensure that any future develop- on the goals and objectives of the commu- ment or redevelopment is compatible with the nity, as identified in the planning process. Village's existing character, environmental fea- The future land use map is not intended to tures, community needs, and vision and goals. be parcel specific; future land use recom- The Master Plan addresses land use through mendations are intended be used as a long- analysis portrayed range (20+ years), general guide for devel- through several types of maps and descrip- opment patterns. Desired results are not tions: expected to occur in the near future. • and recommendations The existing land use map and descriptions identify the current, "on the ground," uses of properties within the Village, regardless of what is permitted by zoning or recommended by the Master Plan. • sions, this chapter includes descriptions of existing land use and neighborhood types found in the Village, as well as issues and opportuni- Zoning identifies the permitted land uses for development and redevelopment for ties that have been identified for each use. each geographic area in the Village. The Residential zoning map shows what is allowed to occur A sizable majority of Eastlake's developed land legally on a parcel-by-parcel basis, regard- • To provide a context for future land use deci- area consists of residential uses. The 2010 Cen- less of the current existing use for that par- sus reports that there are 266 housing units in cel. the Village, of which 231 units (87%) are occu- The future land use map and descriptions pied. identify the preferred patterns of develop- Eastlake Zoning Ordinance & Relation to the Master Plan The Master Plan and Zoning Ordinance are closely connected, and both have important impacts on 'land use and development. The Michigan Zoning Enabling Act {PA 110 of 2006) requires zoning to be based on ari adopted plan that is designed to promote the health, safety, and general welfare of ' all citizens. The master plan provides guidance for zoning decisions, including amendments to the text or the zoning map. As such, zoning is the method most commonly used to achieve master plan goals. However, it's important to recognize that the Master Plan is only a guide, and does not have the rule of law and cannot enforce where or how something is built. The Zoning Ordinance, on the other hand, is a legally enforceable law that regulates land and buildings, and establishes standards for development. ' Page 33 �Eastlake Village Master Plan Commercial Commercial land uses make up only a small percentage of the Village's land area. One commercial establishment, a restaurant, is located on M-55, a second is located within a residential neighborhood, and a third is located along the Manistee Lake shoreline. However, significant acreage is currently zoned for commercial development along M-55. Industrial According to the 2009 American Community There are currently no industrial uses within Survey, Eastlake's housing stock primarily con- the Village. However, significant acreage along sists of owner-occupied single family homes the shore of Manistee Lake has historically and mobile homes. been used for industry. This area, which currently has access to rail service and has been • Single Family Residential: The majority - 86% - of the Village's housing stock consists considered for new industrial development, is zoned for industry. of single-family detached homes. • Mobile Homes: A mobile home park, the The Village of Eastlake also owns 10 acres in Village's newest housing development, is the Manistee Industrial Park Renaissance Zone. located on the south end of the Village. According to the American Community Survey, about 7.8% of the Village's housing stock consists of mobile homes. • Multi-Family Residential: Community Facilities and Services About 5% of Community facilities and services play an im- housing units are 2 or more units. portant role in the Village's vitality, and serve health, recreational, and government needs of Over half of the Village's housing stock was the Village. The quality of these services and built before 1960, and about a third was built facilities is linked inextricably with the Village's prior to 1940. quality of life. These uses are closely aligned Page 34 �Land Use . Eastlake Housing Stock Occupied and Vacant Housing Units # Occupied Housing Units Vacant Housing Units For rent 231 86.8% 35 13.2% 16 45.7% Rented, not occupied 0 For sale only Sold, not occupied For seasonal, recreational, or occa- 5 14.3% 1 2.9% sional use 6 17.1% All other vacants 7 20% Source: 2009 American Community Survey Year Structure Built Source: 2009 American Community Survey 1990to 1999 earlier 31% --1% 1980-1989 4% 1970to 1979 8% 6% 9% Page 35 �Eastlake Village Master Plan with residential areas, and are often considered Eastlake has no central water or sewer system. to be part of the neighborhood. There are sev- Homes and other structures are serviced by eral public facilities in the Village, including private wells and septic systems. parks, Village offices and service areas, the Little River Band Natural Resources building, and the Eastlake Post Office. Other critical ser- Other Facilities and Services vices and facilities that meet community Many essential services are available nearby in health, educational, and other needs are locat- Manistee City and Township: ed nearby in the City of Manistee and Manistee Township. • Medical Facilities: The West Shore Medical Center, a 25-bed nonprofit, acute care criti- Village Hall cal access hospital that provides emergen- The Village Hall, an historic structure located in cy, diagnostic, treatment, and rehabilita- the center of the Village, serves as community tion services, is located on Parkdale Avenue meeting and event space, and houses adminis- in Manistee Township, about 4 miles out- trative offices. The hall was built in the late side the Village of Eastlake. nineteenth century. • Schools: Eastlake is located in the Manistee Area Public School District. • Village Services Libraries: Manistee County operates several libraries, in Arcadia, Bear Lake, Kaleva, The Village Fire Department is a volunteer fire Manistee, Onekama, and Wellston. department. The department, formed in 1881, is one of the oldest in the state. A Village- owned storage building houses fire equipment. Transportation Highways and Streets Other Village-owned property include the leaf dump/compost site, four parks, and open land. M-55, an east-west state highway, bisects the About 80 acres of Village-owned property are northeast quarter of the Village. located near the southern Village boundary. Parks are addressed in detail in Chapter 4, Recreation. The Village maintains 8.47 miles of streets, including 2.55 miles of major streets and 5.92 miles of local streets. Utilities Page 36 �Land Use All-terrain vehicles and off-road vehicles, in- is located on Village-owned property in the cluding snowmobiles, are permitted in the Vil- south of the Village. lage street rights-of-way. Transit Air and Rail The Village's public transit needs are served by Regional air service is available nearby at the Manistee-Blacker Airport, located three miles northeast of the City of Manistee. A new terminal built in 20007, along with new security fencing and instrument landing system, have enhanced the services of the airport. the Manistee Transportation Authority, a private nonprofit corporation. Established in 1975, it receives funding from state and federal sources along with county tax revenues from a dedicated transportation millage that supports public transportation services. MCT provides dial-a-ride service within a service area of Rail lines are located in the Village of Eastlake along the shore of Manistee Lake. Freight is about 544 square miles; in 2010, over 109,000 passengers were served by MCT. the primary usage of the rail system, which currently provides services to Manistee industries. Public transit is most frequently used by four groups: those with low incomes, seniors, individuals with disabilities, and households with Non-Motorized Transportation limited access to vehicles. About 40% of MCT's Some residential streets are served by side- total ridership is comprised of seniors and per- walks. The Nature Walk, a non-motorized trail, sons with disabilities. Page 37 �Eastlake Village Master Plan and population ages, it's important to provide a Issues and Opportunities variety of housing types and sizes to accommo- Residential Character & Development date the needs of smaller households and an Public input expressed a strong desire to maintain and enhance the primarily residential character of the Village, with survey results and public discussions both stressing an interest and priority in preserving the existing mix of land uses. 92% of respondents to the community survey indicated support for maintaining the aging population. Currently, the majority of housing stock for sale consists of mobile homes. Additional housing options and land available for residential use will be an important consideration. New Commercial Development primarily residential character of the Village. As Public input throughout the planning process included discussions about opportunities for might be expected from these responses, there new commercial development. Survey respons- was also strong support for new single family es showed low levels of support for general commercial development; but when more spe- home development. cific questions were asked relative to neighborhood commercial development- i.e. small re- Household Characteristics and Housing Demand tail, services, or offices-support increased to 59%. Just over half of respondents supported Trends toward shrinking household sizes mean that more housing units will be needed simply the idea of additional highway commercial such as gas stations and retail. In public forums, dis- to maintain existing population levels. Changes cussions expressed an interest in small scale in demographics will also result in changes in housing demand. As household size declines commercial uses that could meet residents' basic shopping needs, such as a small grocery 1 Best-Pr~c;tice: Planned Unit Devel9pments . ' A planned unit development (PtJD) is a zorting techoiqu~ that acts a~ a type of overlay or supplement to existing zoning. PUDs allow some flexibility in terms of use, density, and site layout, but also include a special review process, in which the site plan is reviewed in the context of adopted community goals or standards that are included jn the PUD ordinance. This technique is often used . in creatihg iarge-scale, mixed-use developments, as they provide a certain level of flexibilfty that is .balanced with community involvement and accountability. The tei:rh "PUD" is often used interchangeably t9 ,. . zoning regu1ation. . mean both the development itself, as well as the. . ' Page38 �Land Use store or convenience store. Responses and discussions generally appear to support the idea of some small scale commercial development, but only if it allows the Village to retain its residential character. New industrial development The 2011 Master Plan survey showed very low levels of support for industrial development, particularly relative to heavy industry (about 8% positive responses). However, there were more positive responses for light industrial activities like high-tech electronics and computer -related manufacturing, with about 51% indicating they would support this type of development. ing units of government, including Manistee County, Manistee Township, and Little River Band on some initiatives. Several comments in the surveys and public forums addressed the potential for partnership with other communities on some issues. Village hall Due to its age, the Village Hall needs some rehabilitation. An energy efficiency audits was completed in 2011, and indicated needs for new lighting and improvements to building envelope, systems (including heating), and controls, in order to improve efficiency and reduce energy consumption and costs. Some structural improvements may also be necessary. Partnerships The Village of Eastlake has successfully implemented partnerships in the past for community services such as maintenance and beautification efforts. There has been discussion on exploring opportunities to partner with neighbor- Page 39 �Village of Eastlake Zoning Pine Creek Legend ""'-.,Roads (ii East Lake Village £3, Lakes ""-- Rivers Zoning ~ Commercial Agriculture ~ Industrial ~ Public Purpose 15th ..; ~ Residential 16th (=:) Residential 2 The information included in this map was provided by the Village of Eastlake in 2011, and may not reflect the most current conditions. Please contact the Vil- Single Family Discretionary lage for the official Eastlake Village Zoning Map. Created: June 2011 Page40 �Village of Eastlake: Existing Land Use Pine Creek Legend ,.,.__ Rivers ~ Roads Lakes Existing Land Use . . eommercial orestfOpenSpace ubliC Page41 �Page 42 �DRAFT 9-13-11 Chapter 6: Goals, Objectives, & Action Statements The goals, objectives, and action strategies in this chapter are intended to guide future devel- Land Use opment, policy initiatives, and other activities Goal: in a manner that reflects the community's val- and design that meet the needs of existing ues and priorities. These goals were developed and future land uses, while maintaining and using public input, previously adopted plans enhancing Eastlake's sense of place. and studies, and analysis of current conditions, Encourage balanced land use patterns Objective as discussed in previous plan chapters. Improve the quality of existing housing stock. • Provide consistent enforcement of Village ordinances. In order to appropriate! b~ing made towards the community's vision-it's important to undetsta ' - , ~ ~ 1'~ their relatiao~hip to ~~ch other. Goals descri tion o t e e provide g_eneral direction and se • issues .and spe~ific ne ibjectives t ar4;! broad in s are a ~eans of ~diieving·goals, !3n~ are attainable. Gtion Strategies fih the 51>ecifits nece;a 'igbt be qs~d to a.ceomplis,h multiple_objectives; or ie_s, /\ctio~ strategi ·· ' implementation tool Page43 · -· �Eastlake Village Master Plan • Work with community partners to provide with minimal noise, lighting, emissions, or and promote housing rehabilitation pro- environmental impacts to adjacent uses. grams and incentives. • • • Allow for some low-impact commercial Continue and enhance enforcement of ex- type uses such as home occupations, cot- isting nuisance and land use regulations. tage industries, or office space in nonconforming buildings, provided impacts to neighboring residential properties are minimal. Review staffing and administration to ensure regular enforcement of existing regulations. Objective Provide for a range of housing types, sizes, Transportation and prices. Goal: • Continue to provide for a range of housing transportation system. densities throughout the Village. Objective Encourage high-quality housing infill devel- Provide a balanced, high-quality, multi-modal opment in existing residential areas. transportation network that provides safety and efficiency for all users. • • Consider zoning changes to allow for a range of housing sizes or types that are Provide a safe, efficient, and balanced Action Strategies consistent with existing residential • neighborhoods and character. system to provide for traffic flow that is Objective safe and efficient for all users, including Provide for a range of uses to support the service, shopping, employment, and recreation vehicle/truck traffic, pedestrians, bicyclists, and others. needs of residents and visitors. • Action Strategies • shoulders on street pavement for bicycles. Regularly review, and if necessary, update, • • Explore the creation of nonmotorized linkages to nearby trail systems, parks, and to ensure ... neighboring communities. Provide for commercial uses that meet the basic needs of residents and visitors, with Create separate bike/walking paths, where needed and feasible. Consider safe, wide Village zoning and other land use policies • Maintain and improve the existing road • Develop private road standards to accom- minimal impacts to residential neighbor- modate small-scale developments. Stan- hoods. dards should address road width, design specifications, surfacing types, and mainte- Provide for well-designed industrial uses Page 44 �Goals, Objectives, and Action Statements : Village'Charact:er av~ trees on Bullfrog - eed a g~ea\~r sen.se of Rlc!c egative image , etter upkeep -=-_maintain or i s tG celebrat~ "Mai'ntain residential character -prov_efi~hi~g ·Keep :f be V.illage 'the,s~·me as it efficiency, acilities ,:·services • _ ~~ndscaping/pla_ n ting with native plan Beautification -flowers, trees, etc fiotentiaJ for sale or development of owned land. _ separ,ate fr om Manist - Use prison or jail workers for com"!u br-ate hetJtage -Market and advertise assets " Provide improvements to Village his!ori c character Keep walkable, safe and quiet • Preserve Bullfrog Alley _Organize more comrnunity events - community yard sales, picnics, art fairs, softball; "8tc. · Management of government employees · Restore sense of community ome a charter city • Attract' more young families • Need more jo'bs tC? attract new residents ntial partilership opporturait-ies wi • ,Make safer routes to bus stops Fire department upgr;de - own building · Vision:.Recreation & Natural Resources · Renewable}alternative energy sources for local su.stainability OP,en up y,,ater way ta Penny Park -· #I' Build stairway from ball field to Penny Park. • Basic-recreation improvements Vision: Land Use Upgrades at Johnson Field - lighting, dugouts, parking • • flshi,ng dock-floating docks? •• Condos Restaurant' _ 0 • • Dredging_ -Fishinglpknic/water access · rails ,,,_ L-i~ht industry- home business, live/work Mini-mart on M-55 t: Kee.p the buffer between the industria·1park and the Village k impr6vements -: Ian $Cap111g, re , imming opporfuoities,. increased infraure i.eAfa~dica-p a · ·· ' Stnall-scaJe comme'ricial uses ming area possibilit Resjdentiai'and com'Cmercial growth couldincrease:revenue ~ Botential for nea - - mercial dev.e Keep residential ~tmosphere with DNR de snowmobile/ORV _ . ot and trail int reet. Regulate Small light quiet. commerce/industry , II grocery, gas station, bait st9re,.· . ~ ta.national Page45 . �Eastlake Village Master Plan nance agreements, at a minimum. • • opportunities in civic spaces. Support the region's public transportation system. Encourage and support arts and cultural Objective Preserve Eastlake's historic and unique char- Quality of Life & Sense of Action Strat egies Place Goal: acter • necessary. life and small-town character of the Village of Eastlake. Objective Maintain willow tree "tunnel of trees" along Bullfrog Highway, replanting when Maintain and enhance the quality of • Celebrate heritage with community events. • Encourage and support historic preserva- Encourage citizen engagement in local govern- tion programs and efforts at the Village Hall ment and community events. and in Village neighborhoods. Action Strategies • Promote and encourage the use of parks Natural Resources and civic space for community events and festivals. Goal: Protect and promote Eastlake's natu- ral features Objective Preserve and enhance natural areas such as wetlands, floodplains, and woodland areas Action Strategies • Support and participate in the development of a Manistee Lake plan that addresses water quality and other environmental issues within the lake and along the shoreline • Work with DNR and other stakeholders to pursue habitat restoration in bayou area of Manistee Lake • Page46 Work with Little River Band on shoreline �Goals, Objectives, and Action Statements redevelopment . • provements at all parks Continue to work with Manistee Lake stakeholders toward water quality im- • Dredge Penny Park canal • Implement general Penny Park improve- provement measures. ments to campsites, access, signage, and park facilities • Develop a floating dock at Penny Park • Provide electric hookups for all campsites nities for all ages and abilities, that meet the • Improve Johnson Field lighting community's existing and future needs . • Provide for Johnson Field parking Objective • Recreation Goal: Provide a variety of recreation opportu- Develop a gazebo or picnic area at Nature Walk Maintain and improve existing parks. • Action Strategies Provide for parking at the Nature Walk • Install security cameras Objective • Provide accessibility features at all parks Consider trail linkages and expansions to en- • Provide for parking and landscaping im- hance access to additional recreation and transportation options Page47 �Eastlake Village Master Plan Action Strategies • • • Community Facilities & Pursue trail expansions and/or linkages with nearby trail systems Services Develop a "snowmobile route" with posted Goal: Provide cost-effective, responsive, effi- signage from Nature Walk trail throughout cient services and facilities that adequately the Village meet the community's existing and future Explore and consider implementation of a trail or walkway providing access to Penny Park/Manistee Lake shoreline from Village residential areas needs. Objective Maintain and improve existing community buildings, facilities, and services. Objective Action Strategies Provide cost-effective, responsive, efficient recreation services and facilities Action Strategies • Improve public building facades. • Update Village hall interior and implement energy audit recommendations and necessary structural improvements. • Appoint a 5- to 7-member recreation com- • web presence. mittee to oversee park improvements and activities and make recommendations on Develop and promote an effective Village Objective park activities and budgets to the Village Provide cost-efficient, effective Village ser- Council. vices. • Maintain an updated 5-year recreation plan. Action Strategies • Implement energy efficiency features in community buildings and facilities. • Work with other community organizations to address improvement or expansion needs. • Pursue grant funding and donations for projects when applicable and available. Page48 �Goals, Objectives, and Action Statements on areas of mutual concern. Partnerships, Cooperation, & • Civic Engagement Goal: Partner with nonprofits and community groups on fundraising and implementation activities. Work closely and collaboratively with neighboring communities, stakeholder groups, • Coordinate with service groups, nonprofits, and the public to implement shared goals and schools, and other community partners to objectives. encourage civic engagement and volun- Objective teerism in the implementation of community goals. Pursue partnerships that provide greater costeffectiveness and efficiencies Action Strategies • Continue the Village's working relationship with neighboring jurisdictions to coordinate planning and other Village activities. • Engage in regular communications with neighboring communities and stakeholders Page49 �Chapter 7: Future Land Use & Zoning Plan The Future Land Use Map and district descrip- long range guide that describes the intended tions translate the Plan's goals, objectives, and character of the Village's neighborhoods and action statements into future land use policy. districts, and portrays a general land use ar- Future land use district boundaries and recom- rangement. mendations are based on existing land use, environmental conditions, social and economic characteristics, and community goals and ob- The map and descriptions included in this chap- jectives. ter are intended to ensure that existing land uses can continue while allowing for wellplanned growth and investment that protects The map and district descriptions identify de- and enhances local assets. As such, the Future sired future land use development patterns Land Use Map and district descriptions will and approximate locations for each district. serve as a guide for the Village, residents, prop- The map is not intended to be parcel-specific erty owners, developers, and other stake- and as such does not reflect the precise holders when considering new policies, current boundaries or dimensions of future develop- issues, land use and zoning decisions, public ment. Rather, the Future Land Use Map is a improvements, and community investments. Page 50 �Future Land Use & Zoning Plan Future Land Use Designations & schools, daycares, etc), and do not detract from the residential character of the neighborhood. Zoning Plan Any non-residential uses must limit impacts such as traffic volumes, lighting, and signage. Residential 1 Existing Conditions The Residential 1 category includes a range of Residential 2 medium- to high-density single family residen- Existing Conditions tial areas, most of which is located in or near the central core of the Village. Most homes are of traditional nineteenth-century design or single-level mid-20th-century homes. Some nonresidential uses, including small-scale business, parks, and governmental uses, currently exist in this district. The Residential 2 district includes existing single family homes and some undeveloped property to the south of the Village core. Existing development consists of medium-density manufactured homes in Eastlake Estates, a small subdivision. Future Land Use Intent Future Land Use Intent The intent of the Residential 1 district is to preserve the single-family residential character of existing neighborhoods while offering a range of housing types, prices, and sizes. New singlefamily residential development should be com- The intent of this district is to support the continued development of the planned residential subdivision and allow for additional singlefamily home development in a variety of sizes and densities. with historic development patterns, New development should be consistent with and should be well-connected to adjacent the design and architectural styles of existing neighborhoods, commercial districts, and ser- Village residential areas, and should be con- vices via sidewalks, trailways, and streets. nected to adjacent neighborhoods via streets, patible trailways, or sidewalks. This Plan recognizes that some non-residential uses in this district provide important services, Rural Residential employment, and recreation opportunities to Existing Conditions residents. Accessory uses, home occupations, two-family dwellings, public or community The Rural Residential district includes much of uses, and small scale services may be appropri- the Village's undeveloped areas, as well as ate if the use supports the needs and functions some existing low- to medium-density single of the neighborhood (i.e. parks, churches, family homes. Existing homes in this district are Page 51 �Eastlake Village Master Plan of a variety of architectural styles, and many commodate existing uses and residential devel- are on larger lots that are somewhat separated opment, while providing additional opportuni- from the Village core. Homes and lots have a ties for small-scale retail, office, or service uses. more rural or forested character than residen- Uses that serve basic shopping or service needs tial lots within or near the Village core. for residents and visitors are encouraged. Future Land Use Intent New development should include considera- The intent of this district is to allow for some additional residential development in a more rural setting, in a variety of sizes and densities. Development should be consistent with the rural and forested character of the area. Development should provide for both vehicular and non-motorized transportation connections with other parts of the community. Private roads or other infrastructure may be necessary to serve tion of best practices for site design in order to encourage safe and efficient traffic flow. Parking areas should be designed to minimize impervious surfaces and the amount of roadway frontage devoted to parking. Parking lots should be screened and/or located to the side or rear of buildings, and requirements relative to the amount of parking should be flexible. Lighting should be designed so as not to encroach upon neighboring properties. New de- some areas of the Village. velopment should be well-connected to other parts of the Village through streets, sidewalks, Best practices for site design, including open or trailways. space conservation, non-motorized connections or trailways, and environmentally sensitive development patterns, should be considered. Shoreline Existing Conditions As one of the Village's most important assets, and in consideration of existing environmental Commercial conditions, the Manistee Lake shoreline has Existing Conditions been designated a special land use category. The Commercial district includes one existing The Shoreline district includes a mix of uses commercial use and surrounding acreage along along the shoreline, including Penny Park, the M-55. Little River Band Natural Resources administration building, and a boat storage/warehouse building, along with rail, road, and water trans- Future Land Use Intent portation access. Significant amounts of wet- The intent of the Commercial district is to ac- lands and steep slopes create environmentally Page 52 �Future Land Use & Zoning Plan sensitive conditions that may impact development, and some portions of the district have been identified as brownfield sites. Public/Recreation Existing Conditions The Public/Recreation district includes proper- Future Land Use Intent ties that are permanently protected due to The intent of the Shoreline district is to allow status as environmentally sensitive areas, rec- for continued use of the waterfront while pre- reational uses, or government-owned proper- serving and enhancing the Village's natural re- ties, including Village-owned parks, wetlands, sources and sensitive natural features. Devel- and the former Village dump. opment may be permitted in this district, but because of existing conditions, may be subject to additional state and federal regulations per- Future Land Use Intent taining to sensitive natural features or brown- The intent of the Public/Recreation district is to field conditions. allow for preservation of the Village's natural areas and to accommodate and enhance rec- Uses that protect and enhance the Village's reation opportunities and community facilities. natural resources and recreational activities, such as natural areas, trailways, and parks, are Uses that protect and enhance the Village's encouraged. Some residential, commercial, or natural resources and recreational activities, light industrial development may be appropri- such as natural areas, trailways, and parks, are ate, provided that the area's natural resources encouraged. Any recreation-related develop- are protected. Any new development should ment should consider best practices that limit consider best practices that limit negative im- negative impacts to the natural environment, pacts to the natural environment, such as natu- such as natural landscaping, shielded lighting, ral landscaping, shielded lighting, use of native use of native vegetation, and low impact or vegetation, and low impact or environmentally environmentally sensitive development tech- sensitive development techniques. Any indus- niques. trial or commercial development should be low -intensity, with low emissions, noise levels, and limited impacts to adjacent uses or natural resources. New development should be compatible with surrounding neighborhoods and wellconnected to other parts of the Village through streets, sidewalks, or tra ilways. Page 53 �Eastlake Village Master Plan Draft Future Land Use Map ""-" State Trunklines ~ Other Roads ~ Railroad l akes & Ponds ,.rv-• - Rivers & Creeks Fu1ure Land Use ( \ . . Corrmercial . . PubficJRecreati onal Residential Residential 2 . . Rural Residential . . Shoreline Page 54 �Chapter 8: Plan Implementation an appropriate mix of uses is permitted. Zoning Plan Zoning has traditionally been the primary • Special or conditional use provisions, to means of implementation for most master allow for higher-intensity uses, such as in- plans. Further, the Michigan Planning Enabling dustry, while ensuring that impacts to sur- Act (PA 33 of 2008) requires the Master Plan to rounding neighborhoods are minimal. include a zoning plan, showing how land use categories on the future land use map relate to • Site plan review language insures that development is in compliance with the zoning the zoning map. The Future Land Use Map and ordinance and other requirements, and district descriptions act as the Village of East- provides a review mechanism that ensure lake Zoning Plan. The proposed land uses illus- that new development is well-designed trated on the future land use plan map are a guide and not intended to indicate the precise with minimal negative impacts to sur- boundary between uses. These uses could vary rounding neighborhoods. depending on how a specific proposal relates • Lighting standards can limit impacts of to existing uses, environmental conditions, and lighting to adjacent properties while pro- to the plan. viding energy savings and reducing sky glow (light pollution). Many goals and objectives in the Master Plan • Private street or road standards regulate can be addressed through administration and private road design, with engineering speci- implementation of, or changes to, the Village fications and guidance for continued main- Zoning Ordinance. Because the Village has not tenance. Private roads can provide access completed a comprehensive update of the zon- to larger undeveloped properties, thereby ing ordinance in some time, it may be neces- offering additional development opportuni- sary in many cases to amend the zoning ordi- ties nance or map in order to accommodate the desired intent of the future land use map. The • Access management is a best practice that guides the placement of driveways and Village should thoroughly review and update traffic circulation, in order to ensure safe existing zoning regulations in order to ensure and efficient traffic flow. that they are consistent with the adopted Master Plan. In particular, some zoning policies • signed to allow for flexibility in parking in the Village may wish to review, update, or de- order to reduce impervious surfaces. velop include: • Parking standards should be carefully de- Zoning district classifications, boundaries, • and uses, should be updated to ensure that Planned unit development regulations allow options and flexibility for large or mixed-use developments, while accom- Page 55 �Eastlake Village Master Plan plishing a number of community goals or dresses expenditures for facilities, mainte- objectives. nance, staffing, and other administrative functions. Rezoning and Conditional Rezoning In many cases, current zoning allows for the use of properties in a way that is consistent with the intent of the Future Land Use Map. However, in some cases, rezonings may be needed to allow for the intended uses or development types of the Future Land Use Map. To aid in the budgeting process, the Village should consider a capital improvements plan {CIP) that provides a blueprint for capital expenditures such as roads, utility improvements, parks, and heavy equipment. The CIP would help maximize tax revenues, encourage efficient administration, and aid in grant applications. Conditional zoning is a technique permitted in Michigan which allows a property owner to voluntarily attach conditions to a rezoning re- Leadership and Public Input quest. These conditions restrict the develop- The Master Plan is implemented in part by de- ment of the property to that scenario proposed cisions that are made by Village leadership on by the applicant, and must be offered by the issues including zoning, budgets, policy, and applicant-not imposed by the local govern- capital improvements. Village leadership in- ment. This technique may be useful in circum- cludes the Village Council, Planning Commis- stances where possible impacts to adjacent sion, Zoning Board of Appeals, and appointed uses are a concern. staff. Each group plays a different role in the implementation of the Master Plan. Village Council Capital Improvements, Grants, & The Village Council is elected every four years Spending to represent the community. Responsibilities While many Village planning goals will be implemented through zoning or other policies, include: • Appointing the Planning Commission expenditures. Because some expenses or im- • Adopting plans and ordinances provements may be eligible for grant funding, • Setting tax rates • Authorizing expenditures and borrowing spending needs will be addressed in the Village • Hiring administrative staff budget, which is adopted annually and ad- • Providing oversight of public facilities some projects or objectives will require local the Village should pursue grant opportunities as appropriate. Other, non-grant funded Page 56 �Plan Implementation • Actively enforce the zoning ordinance and • ing regulations related Village Ordinance • Acting on requests for variances from zon- Other duties as necessary. • Acting on requests for interpretation of zoning regulations Village Planning Commission The Village Planning Commission is appointed by the Village Council and is charged with: • Development of plans and zoning ordionances Zoning Administrator The Zoning Administrator is a staff or volunteer position appointed by the Village Council. Re- • Administration of the Zoning Ordinance • Advising the Village Council on proposed rezonings or zoning ordinance changes sponsibilities include: • Review and investigate applications to ensure compliance with zoning ordinance • Review of development proposals • Regular review (at least once every 5 years), and, if necessary, update of the Village Master Plan • Issue zoning permits, when appropriate • Investigate alleged zoning violations • Conduct site plan reviews and prepare staff reports on zoning applications Zoning Board of Appeals The Zoning Board of Appeals is appointed by Elected and appointed leadership, as well as the Village Council and is responsible for: any paid or volunteer staff, should attend regu- • Hears appeals on zoning decisions lar training sessions on planning and zoning Page 57 �Eastlake Village Master Plan While many of the plan's objectives may be addressed through Village policies, ordinances, or other regulations, many of the goals and objectives will require strong partnerships with community stakeholders. The plan recommends pursuing partnerships with local service clubs, schools, nonprofits, regional agencies, and other levels of government. Partnerships broaden the scope of available grant dollars and other revenue, encourage citizen engagement in community activities, and enhance staff capacities and efficiencies. Possible partners may include: • Manistee County • Little River Band of Ottawa Indians • Manistee Township, City of Manistee, and other neighboring units of government • Local service groups • Student groups • Alliance for Economic Success • Northwest Michigan Council of Govern- fundamentals, best practices, and emerging and innovative approaches to community development. To ensure that the Village is responsive to community and development needs while protecting the public health, safety, and welfare, the Village Council, Planning Commission, and staff should engage in regular, open communication with the community. Regular focus groups, public discussions, or other forum type ments • Michigan Department of Natural Resources • Michigan State Housing Development Authority • Michigan Department of Transportation • Michigan Economic Development Corpora- opportunities should be considered as a means to continuously obtain input and feedback. Partnerships and Citizen Engagement tion Partnerships with some of these organizations Page 58 �Plan Implementation may provide volunteer capital to implement The Recreation Plan, which is included in this some small-scale community projects. Volun- Master Plan, should be reviewed and updated teer activities will be critical to building citizen every five years, to ensure that goals are rele- engagement and community pride. vant and objectives are being addressed. Joint planning with neighboring units of government may also offer some important opportunities for efficiency in planning and administration. Joint planning activities could include shared master plans or recreation plans, shared planning or zoning staff, or planning for issues of intergovernmental concern, such as water quality or watershed plans. Plan Updates The Michigan Planning Enabling Act requires that all plans be reviewed, and updated if necessary, every 5 years. While comprehensive updates may not occur as often as every 5 years, regular review of the plan and its objectives will be important to ensure that the plan and related ordinances are effective, whether the goals and objectives are being addressed, whether the plan's policies are still relevant and appropriate, and which objectives remain to be addressed. During the plan review, several objectives should be identified and prioritized as an implementation schedule, in order to help focus the Planning Commission's activity throughout the year. Page 59 �Eastlake Village Master Plan Public Input: Executive Summary In 2011, the Village of Eastlake began efforts to develop a Village Master Plan and Recreation Plan. The purpose of the Village Master Plan is to provide guidance for land use, zoning decisions, and other community policy; while the Recreation Plan is intended to provide a five-year action plan for recreation improvements and enhancements. As part of this effort, the Eastlake Village Master Plan Committee has worked to obtain public input as a foundation for the plans. Two public forums were held on March 3, 2011, with participation from about 30 residents total. In addition, a survey was mailed to all addresses within the Village and to out-of-town property owners in February 2011. Following is a summary of consistent themes that emerged from community discussions and survey results. Village Character and Quality of Life Comments at the March 3 forum reflect the desire to maintain Eastlake's small town atmosphere and sense of community, which are highly valued by Village residents. However, there was some discussion regarding a decline in attendance or participation in community or social events. Participants also discussed concerns relative to junk or blight, and how these issues contribute to a negative image. These sentiments were reflected in the Village survey, which indicated that relatively low numbers of respondents feel that the social environment (25%) and overall Village appearance (38%) are "good" or "excellent. 92% of respondents would like the Village to remain primarily residential. Survey results also stressed the interest on the part of respondents regarding enforcement of junk or nuisance ordinances, with only 18% indicating that they are satisfied with current enforcement activities, and 77% answering that these activities are somewhat or very important. 86% would support enforcement initiatives in the future. This issue was also addressed in several written comments in the survey Recreation & Natural Resources Recreation and natural resources were identified as important community assets at the forum. Recreation discussions at the forum focused on potential improvements to Penny Park, which attracts the most usage of the three Village parks. Improvements to Penny Park - including restroom improvements, dredging of the canal, and accessibility improvements for boating and fishing - attracted more support than other identified recreation improvements. Other recreation discussion and comments included trail linkages to public forest land; providing for pedestrian accessibility to Penny Park, such as the development of a stairway to the water; and improvements or enhancements to Johnson Field. Community Facilities and Services Surveys addressed current levels of satisfaction and importance levels for Village facilities and services. Maintenance activities - particularly winter maintenance - were identified as the most important, and several comments in the surveys addressed this issue, along with the potential for partnership with other communities on some issues. Discussion at the forum included comments such as addressing access to the leaf dump, partnership opportunities, improvements to the Village hall, fire department building upgrade, and addressing maintenance costs. Apart from historic preservation efforts (i.e. Village Hall), support in the survey for these items appeared to be split, with support for these initiatives at around 50% and significant amounts of neutral responses. These issues appear to be areas that will require careful consideration and discussion in the future. Land Use Responses regarding satisfaction with the community's current mix of land uses were nearly evenly divided between negative, positive, and neutral, but most participants in both the survey (92%) and at the March 3 forum would like to see the Village retain its primarily residential character. However, there is an interest in some small scale commercial. There was discussion and interest at the forum regarding a "neighborhood store" that would serve residents' basic shopping needs. While general survey results don't show substantial support (38%) for general commercial development, that support grows to 59% when specific commercial uses are identified - i.e. neighborhood commercial (small retail, services, offices). Similar results are apparent when respondents are asked about highway commercial (gas stations, retail, dining, etc), which had 54% support in the survey. This holds true for light industrial as well, which had 51% support when specifically identified, compared to very low levels of support for general industrial development. Based on input, it seems that there is interest in commercial or industrial development but at a small scale that serves residents needs. 1 �March 3 Eastlake Village Master Plan Public Forum Public Input Summary Two Eastlake Village Master Plan Public Forums were held on March 3 at the Village Hall; about 30 people participated (total). After presentations on Village planning history, demographics, and plan basics, participants worked in small groups to discuss the following questions: • • What are the Village's most important qualities and assets? What are strengths and weaknesses? Why? What are your hopes and priorities for the future of the Village? What's your vision? Some themes were apparent, based on wrap-up discussions at the forum and on notes from facilitators. The Village's high quality of life and quiet, friendly, safe, small town atmosphere; and parks, open spaces, and recreation emerged as the most important Village assets. Natural resources, including lake frontage, proximity to the Manistee River, and national forest were also cited frequently as Village assets, particularly in relationship to recreation opportunities. Concerns focused on the local economy and Village aesthetics, along with some issues relative to usage or amenities at Village parks. "Main ideas" or themes relative to community vision were as follows,: • • • Maintain the Village's residential character and small town feel, while improving or enhancing the sense of community Maintain and improve the Village parks and recreation opportunities Allow for/encourage some small-scale, low-impact commercial uses that meet needs of residents and visitors Focal points from the discussion included the Village character or image and quality of life; recreation and natural resources; community facilities and services; and land use. Following are summaries of assets, challenges and visions for each of these focus areas. Village Character and Quality of Life Assets: The residential character and quiet, friendly, safe, small town atmosphere were seen as the Village's biggest asset. There was discussion regarding the family friendly environment and sense of community and safety - i.e. knowing your neighbors and neighbors looking out for each other. The Village's historic character and Bullfrog Alley, proximity to Manistee (city assets without city), walkability, and affordable living opportunities were also considered important attributes. Challenges: Junk and maintenance issues create a negative image. There is a lack of services or basic businesses for residents - i.e. bank, grocery, gas station - and for visitors, primarily lodging. Community events that have been held in the past have been "losr - there is a lack of participation and momentum to organize events, and an overall lack of engagement from residents in Village activities. There was some discussion regarding lack of enforcement on some Village issues, such as traffic speeds on Village streets. Vision: • • • • • • • • • • • Save trees on Bullfrog or replace if necessary. Need a greater sense of place to counteract negative image Better upkeep - maintain or improve image Maintain residential character Keep the Village the same as it is but with better efficiency Landscaping/planting with native plants Beautification - flowers, trees, etc Keep separate from Manistee Celebrate heritage Market and advertise assets Keep walkable, safe and quiet 1 �• • • • Organize more community events - community yard sales, picnics, art fairs, softball, etc. Restore sense of community Attract more young families Need more jobs to attract new residents Recreation & Natural Resources Assets. Penny Park campground and fishing access are important to the community. Thousands of acres of national forest and the world class Manistee River are nearby. Challenges: There is a lack of swimming opportunities or access for pedestrians to the water. Johnson Field is not well maintained. The Village is not connected via trails to the surrounding forest. Sand deposits from Manistee River and impacts to water flow in the lake from the Milwaukee boat affect fishing opportunities. Vision: • • • • • • • • • • • • • • • • • • • Open up water way to Penny Park Build stairway from ball field to Penny Park. Basic recreation improvements Upgrades at Johnson Field - lighting, dugouts, parking Fishing dock - floating docks? Dredging Fishing/picnic/water access Maintain trails Penny Park improvements - landscaping, dredging, swimming opportunities, increased infrastructure i.e. handicap accessibility and showers. Swimming area possibilities Work with DNR Provide snowmobile/ORV trail for access to natural areas. Parking lot and trail into state land on 6th street and N street. Regulate snowmobile use. Provide trail linkages to national forest Maximize Manistee Lake and River connectiosn to the Village Improve land and water quality Better park maintenance Focus on parks/roads/playgrounds Festivals or events to celebrate heritage/history Dredging could improve fishing access Community Facilities and Services Assets: Village leadership is invested in the community as residents. Not a lot of rules/regulations provides for flexibility. Quality fire department/EMT. Village owns 80 acres of undeveloped land. Challenges Low revenues create difficulties meeting needs. Ordinance enforcement, maintenance costs, and employee management were cited as concerns, as were natural gas/infrastructure expenses for residents. Vision: • • • • • • • • • • • Potential for sale or development of Village-owned land. Use prison or jail workers for community service Provide improvements to Village hall - preserve historic character Preserve Bullfrog Alley Address access to leaf dump. Management of government employees Become a charter city Potential partnership opportunities with tribe Make safer routes to bus stops Fire department upgrade - own building Renewable/alternative energy sources for local sustainability 2 �Land Use Assets. The Village's primarily residential character is seen as an asset. Large lots allows for space between homes and privacy. · Challenges. No commercial uses means that residents have to drive to Manistee for basic needs. Mobile home park may impact new residential development. Vision: • • • • • • • • • • • • • Condos Restaurant Light industry - home business, live/work Mini-mart on M-55 Keep the buffer between the industrial park and the Village Small-scale commercial uses Potential for nearby commercial development Keep residential atmosphere Residential and commercial growth could increase revenue Small light quiet commerce/industry Small grocery, gas station, bait store, mom and pop store - something both residents and visitors could use More housing Opportunities for vacant land - housing developments? 3 �Village of Eastlake 2011 Master Plan Survey The Village of Eastlake released a Master Plan survey in February 2011, as part of the Village's master plan and recreation plan development efforts, in order to better understand the community's preferences for the Village. A total of 335 surveys were mailed the week of February 21 to all addresses in the Village of Eastlake, as well as to property owners that do not reside in the Village; surveys were also made available online. Recipients were asked to return their surveys by March 18. 63 surveys were returned. Using the mailing total for a base, this would equal a response rate of about 19%. Age of Survey Respondents Based on answers provided in Part 4 of the survey, which asked for basic demographic information, most survey respondents are Village residents (86%), and an even higher percentage were property owners (95%). Most were age 45 or older (77%), and 36% were age 65 or older. Only 2 respondents were younger than 25. The age of remaining participants was fairly evenly in terms of percentage. This report summarizes survey results, with a focus on the strongest positive/negative responses overall and for each survey section, in order to determine areas of community priority and consensus. Agreement Areas Several issues in the survey attracted a significant level of positive responses. Survey questions that received over 80% positive responses are considered "agreement areas" as they have strong community support. Planning, zoning, or operational issues that the community faces now or in the future should take these areas into consideration, as they appear to be important to the community and will assist Village leaders in setting current priorities and will provide a direction for the future. Strong negative responses, on the other hand, clearly identify which current conditions and future directions are not acceptable to most residents. Respondents clearly indicated their interest in retaining the residential character that they think the Village already has, and indicated which Village activities should take priority - i.e. maintenance, improvement of fishing access, and efforts to address the Village quality of life and overall appearance of the community. Areas of divided opinion are reflected in response rates that are fairly evenly divided between positive, negative, and neutral responses. These "toss up" questions can signal the need for careful analysis or community discussion surrounding these issue areas. 1 �The responses below Include questions which received a total positive response (includes somewhat important and very important, somewhat agree and strongly agree, somewhat satisfied and very satisfied, and yes responses) of 80% or more. Strong negative responses include a total negative response ("not very unimportanf' and "very unimportant," somewhat disagree and strongly disagree, somewhat dissatisfied and very dissatisfied, needs improvement and poor, and no responses) of 60% or more. Toss up questions are identified in commentary on each relevant section. Agreement Areas - Strong Positive Responses: • A total of 92% answered that they would like to see the VIiiage remain a primarily residential community (57% strongly agree, 35% agree somewhat). • 92% consider Village maintenance to be important. 79% indicated that winter maintenance activities are "very important." An additional 13% considered winter maintenance to be "somewhat" important (total 92% positive responses). 48% felt that summer maintenance activities are "very important," and an additional 44% answered that this activity is "somewhat important" (total 92% positive responses)\ • 92% would support private foundation grants or donations • 91 % indicated that It's important for fishing access to be developed/enhanced In the Village • 90% would support grants for recreation funding. • 89% feel it's important for the Village to address the overall quality of life. • 88% feel it's important for the Village to address overall VIiiage appearance, and 86% think it's important to address Village services and facilities. • 86% answered that it's important to develop or enhance Village boating access. Agreement Areas - High Level of Negative Responses: • 84% do not use Johnson Field • 78% would not support heavy industrial development in the Village • 71 % do not use the nature walk • 67% would not like to see more Industrial growth in the Village • 61% expressed dissatisfaction with ordinance enforcement (34% were "very dissatisfied" and 27% were "somewhat dissatisfied") 2 �Part 1. Current Village Services, Facilities, and Qualities Questions in Part 1 of the survey asked participants to indicate the level of satisfaction with current services and identify areas that should be considered current priorities. Three questions were asked relative to satisfaction, importance, and quality of current facilities or aspects of the Village. Seven specific services, facilities, or Village aspects were identified for each question. In general, levels of satisfaction or perceptions of current quality were somewhat lower than the levels of importance assigned to the features listed. HowsatisfiedareyauwillllhefalkMingamnWlagesavices•faa'ilies? [::J) ~ot sure/not applicable Ver)' Satisfied D c::J Very Dissatisfied Sulmewhat Satisfied D Somewhiat Dissatisfied 80 % 410% 20% 0% ·Gerieral wirnter main,tenarjce activ ~'ies (plowing, General s prirngl':s um mer.Ifall Recre.it ion mairr.tern;moe Leaf d111m pf pick up serv ices -Ordinarnoe ernf,c,rcement m-.iinternanoe etc) 3 6 Question 1. How satisfied are you with the following current VIiiage services or facilities? Responses in Question 1 indicated fairly positive views of most current Village services or facilities. Winter and summer maintenance activities received the highest number of positive responses, with 64% and 66% of respondents selecting positive responses on these questions, respectively. Ordinance enforcement was not viewed positively: only 18% expressed satisfaction with current ordinance enforcement activities, and 61% of respondents indicated that they are very dissatisfied or somewhat dissatisfied with these efforts. Other activities - including recreation maintenance, the Village hall, and leaf dump/pick-up services were more evenly divided, reflecting a "toss up" or split community opinion. Significant numbers of respondents selected "not sure/not applicable" for these questions (over 20% for each question). �How importmd are lhei:AMing Wlage services 4)1 a:iliies to you? c::J Ver,i Unimportant q Not s urelnot applicable , Somewhat Important Very Important N10t very Important 80 % 1 60% 40% 20% mairutemsnoe nra.i nten;;noe Zoning ordinance up ser11 ices a,c,~i11ities (plowing, ero) cll.inges Question 2. How important are the following Village services or facilities to you? Despite varying levels of satisfaction with the services or facilities identified in Question 2, there is fairly clear consensus that all current activities are important to Village residents, with positive responses ranging from 64% to 92% for each question. Maintenance activities were by far considered the most important Village service, with 92% of respondents selecting "somewhat' or "very" important for both questions. 79% of respondents indicated that winter maintenance activities are "very" important - the highest level of strong agreement (i.e., "very important," "strongly agree," etc.} for any question in the survey. While the majority has expressed general satisfaction with this service, there is somewhat of a disconnect here with how important respondents believe this activity to be (92% }, compared with how satisfied they are with current services (64%}. Several comments in Part 5 discussed maintenance issues. Other priority services or facilities, indicated by strong levels of support, are ordinance enforcement and leaf dump/pick up services. Ordinance enforcement had a high percentage of positive responses (77%} in terms of its importance. As with maintenance activities, there is a disconnect with the level of importance assigned to the activity and the current level of satisfaction with this activity (18%}. Respondents also consider the Village hall and zoning changes to be important, with 74% and 75% positive responses, respectively. 4 �Please rate the curreatqllillity mlhefallawing aspects [:=J Poor «the lJiillage. l:::J Needs Improvement C::i Neutral Exoellent Question 3. Please rate the current quality of the following aspects of the Village. In respect to the current quality of various aspects of the Village, responses reflect some "toss up" areas and relatively low levels of positive responses. The highest positive response was relative to the overall quality of life (65%), followed by natural environment (55%). Positive ratings for the community's social environment and economy were low, both under 30%. There were significant percentages of neutral responses (30% or greater) in this section for questions including the mix of land uses, social environment, and economy. 80 % 60% 40% 20 % 0% n,crcoatic,n opportunities Mix of 13ml 1.1ses! deve!opme r.t opportuniti!!! Socisl env iror.m ent env ironment (i.e .• •comn:11111it1 ac:tiv ities , s,oci:il e.-ent: , nei9nborhooi!I appearanee identity} 5 �Part 2. Planning for the Future Questions in Part 2 were asked to will help the Village determine priorities for land use planning and Village services in the future. Four questions were asked in this section relative to potential future initiatives, how the Village should grow or change in the future, what types of development respondents would support, and how important it is for the Village to address certain issues. Responses generally reflect importance, quality, and satisfaction levels identified in Part 1. Would you ■UIJllllll--illcllling iiniiaiiwes? 0 No Not Sure Cl Yes Question 4. Would you support the following Initiatives? Participants were asked to select yes/not sure/no responses for a variety of community activities. The highest rated initiatives were enforcement of junk, blight, and nuisance ordinances, as might be expected from the high level of importance assigned to this activity in Question 2. Historic preservation activities also attracted significant support. Outside of these two initiatives, there were significant numbers of neutral responses. Partnership with other communities and Village hall improvements both received support from just over half of respondents. The lowest-rated activities were additional Village maintenance staff and Village pickup of leaf and yard waste at taxpayer expense. Enforcement Regular hours Vi113;e pickR0Utin11 Historic of j11nk. bTigl!,t , of operati11n up of leaf and voluntt:er preservati:m or nuisance for leaf dump yard waste at access to 'lesf efforts - i.e.. ordinl!lm:ies (operated by taxpayer dump Vill=l!Je Hall, volunteers} expense v1iUow trees Additiolllll Villa11e m-lliinteruinee staff Pmne!SJlip lmprovemants with ott.er to !he \filla; e communit~ Hall for prwis io11 of ! omeser.. . 6 �Howwouldyoulike theVillagelugrowgc:IBlgBOV111"lml'IBllt20,-s? Plmaeiiniicam....._yauagreeg dis;vmwillllmilllcMinJ,sta..,. .. q Stro"9ly Oi.sagr,ee Disagree s,omewhat I W<illllllil lilce to see t'he V ill!lgie ,re ma im a p ri rm arily residltrrtial «:,>mm . .. O No opioo ,Agree Somewhat mo11e oom merc ial growt h in the I WCli!ld ,lik:e to s~ more in:lll!t>ri!!I gro\'lth in the I would Jike to see t h>e resj denti31 populn ion of the V,illa;a. V illage. Vill!l;e 1increme. I wo 1:1ld lik:e to s ee Strongly Agree I wo lill::! like to see I wo 111ltl like to s ee t llie res idential t~ res.illli!:ntial p0p11l:.t iom of the popul!!tion of t he V illage decrease. \llillB;e Stary l!m, ·s ... 7 Question 5. How would you like the VIiiage to grow or change over the next 20 years? There was clear consensus in support of the Village remaining a primarily residential community - 92% indicated agreement with that statement. Support for other changes was not consistent, with positive responses ranging from 3% to 49% . There was fairly strong consensus against industrial growth, with 67% of respondents disagreeing with the statement that they would like to see more industrial development. Slightly fewer respondents supported additional commercial development (38%) than those that disagreed that there should be more of this type of development (44%). While respondents were clear that the Village should retain its residential character, there was not a clear direction in terms of whether that residential population should increase or stay the same. While there was fairly strong agreement against a population decline, with only 3% indicating support for a population decrease and 57% opposed, opinions on whether the population should increase or stay the same were split, with less than 50% support for both questions. �What types of additional w IIIM'deftlapment-..dd JaJSlftlllll in the VilageclEml ale? r::::J No Nel!Jlrborhood commercial (s.m i ll retail, sel'Vlic:es. offit>es) No opinion Highway litlht ind11s11y He.ivy comm·ercial (i.e. high te::h industry (gas stations. electronics, (energy retail, di ing, 00mp11terproduction, etc} rel;;tell m-,mufacturiri,; m;;nufacturi .. . ) r::::J Yes Hotels , motels , inns, bed and bre,1kfast facil~ies Sin!Jle-family resi z!lenti31 Multi-family resillent il!'I deve lopment deve lopm-ent (apsrtments, oomlos, townhouses} 8 Other rple;,se specify Question 6. What types of additional or new development would you support In the VIiiage of Eastlake? As might be expected from responses to Question 5, the greatest support for additional development was for single family residential, with 63% answering that they would support additional single family homes. Despite fairly low levels of support for additional commercial development in Question 5, there was nearly as much support for neighborhood and highway commercial development in Question 6 (59% and 54%, respectively) as there was for additional single family homes. The higher levels of support likely occur due to the level of specificity in the question: residents may support additional commercial or industrial development, but only if it allows the Village to retain its residential character. This can be observed in responses to questions on industrial questions as well. Despite strong disagreement with general industrial growth in Question 5, just over half of respondents would support light industry. Heavy industry, however which typically involves more impacts to the surrounding community - was viewed negatively, with 78% indicating they would not support this type of development. Other development options listed in Question 6 multi-family residential and hotels/motels - were not widely supported by respondents. �In your opinion. how impadanl is itfurlhe Village ID adlhss lhe iJlcMmg aspects alhe CXllfflllnly? c::J Very Important r:;:::;:J No ,opinion _ :Somewhat Important Ver/ Important - ·Some,uhatlmportant 80 % 60 % 20% 0% Parlts and recreation ,c:,pponu ities Ill ix of lallll uses/develop ment opponimities Nat11ral enviror,m er,t Social EconomyJjob environment oppon111nities (i. e.. oomm1mity -3Ctil•ities. socil!I ever.ts. neighborhood identity) 9 Question 7. In your opinion, how important is it for the Village to address the following aspects of the community? Participants were asked to indicate whether it was important for the Village to address a variety of community issues, some of which were listed in Part 1, Question 3, which asked respondents to rate the current quality of various aspects of the Village. The majority of the responses for Question 7 indicated that it is important for the Village to address those aspects. There was substantial consensus in particular regarding the importance of Village efforts to address the overall quality of life, overall Village appearance, Village services and facilities (89%, 88%, and 86% positive responses, respectively). Support for efforts to address the natural environment and parks and recreation was also high (79% and 76%, respectively). These high levels of support reflect the importance assigned to these features and current levels of satisfaction identified in Part 1. Lower levels of support or split responses were found for "social environment" and "economy/job opportunities" which haven't traditionally been considered the purview of local government. �Part 3. Parks and Recreation Part 3 asked 5 questions to help the Village determine current and future priorities for Village parks and recreation. Questions addressed usage rates, satisfaction levels, and potential improvements to existing parks, and also asked what types of improvements or developments are important and would be supported by respondents. I~ 100 HawaalialiedJUU_lllilll._......, ....., Very dissatisfied l:;;;::l No opinion . . . Somewhat Satisfied - ~ Somewhat Oisslitisfied H-aftendoym_ . . .,..... ....., Never Rarely c:i Sometimes Often % ---------·· ' - ..... 100 % : , ' ! '.~ ' ~J 11 I . 80% I ,' . ' ,. 60 % . ... -, .,. ~' ... ,. ~ ~ . llljlfl,Ver, Satisfied I > 24 ~--- .. ·- --· ..~· -- ___J 40% 40% 47 20% 21 0% Johnson Fiold {blll<a!b•Uoawt. b>slll»U N~lure w,alk Penny Park: di!lftorn:I. pl>yground equiplftent) Question 8. How often do you use the following parks? Johnson Field and the nature walk are rarely used by survey respondents. Penny Park is used most often, with about 55% of respondents indicating that they "sometimes" or "often" use that park. JMM-Oft Field (lwketb>ll ... ~. bneboll dillfflon<I, piay1jround equipment) N.111.1r.t wa·lk Question 9. How satisfied are you with the following parks? Responses in question 9 included significant numbers of neutral answers for Johnson Field and the nature walk, reflecting the low levels of usage indicated in Question 8. Penny Park, the most frequently used Village park, had 58% positive responses. 10 �In your opinion. how important is le . . . . .llartd&ICEIIBIIJhtalkMing types ar 1ec.eaia.1it, Easlae? y Very Unimportant Q No Opinion Somewhat Important . ,1Very Important Somewnat Unimportant Untversal Atll1etic .accessibility fields/tennis features {i.e. oouits r,:;imps, paved sid,,. Fishing Boating access access. Hit ir,g!s·kiing trails Swimming Snowmobile/ Snowmobile/ P,13ygrllunm ORV trails ORV use of equipment Vill,,ge streets 11 Question 1O. In your opinion, how important is the development or enhancement of the following types of recreation in Eastlake? As might be expected from the higher usage rates indicated for Penny Park, fishing access and boating access were considered to be important by a clear majority of respondents (91 % and 86% respectively). Support for improving or enhancing other types of recreation was more lukewarm, with responses ranging from 46% to 68% support for activities such as universal accessibility features, athletic courts, and playground equipment. Snowmobile/ORV usage of streets and trails had a nearly equal amounts of positive and negative responses, showing some level of divided opinion over these activities. �Would you suppadlaefalCMing ~ lo Village .-b? Not s ure c;:::J Yes Other improvements -please c:;J No Question 11. Would you support the following improvements to Village parks? Improvements to boating, camping, and fishing at Penny Park had the greatest amount of positive responses, with 78% answering that they would support these activities. The high level of support for Penny Park improvements - including 70% support for dredging the canal for dock installation and 63% support for restroom improvements - reflects the greater usage rates at this park along with the high level of importance assigned to fishing and boating access. specify in Part5, Additional Comments 100 %-r-------,,:-----.--- - ---.---,,- - - - - , 80% 58 40% 0% Install fJcating dock for I~111ii~ accessibility at :Penny Park Overall Dredge can31for improvements to dock install:ticn at accessibttity for Penny Park b03,tirn9, c3mpir\g, fishi"'IJ at Penny P... Restroom improvemeJ!IIS at Penny Park Exp11ns ion cf the Improvements to mm1re trail play,; rournd e :i111ipm1:nt 12 �Wouldyousupportusingthefalolllingtypes d b d n g f a r ~ '-WlaaelBlm md1a.ealion? [:=J No Not Sure c;J Yes Other- pleasespecify in Part5, Additl onal Comments 1,00 %- . - - - - - - - , 19 60% 90 92 40% - Grants Village general fund M illa3i! Pri~ate foundaticin grants or donations 13 Question 12. Would you support using the following types of funding for Improvements to VIiiage parks and recreation? Most respondents would support using grants or donations for recreation improvements, while a slight majority (56%) would oppose the use of a millage. Support for the use of the Village general fund for recreation improvements was split. �Part 4. Demographic Information. As noted, the survey asked general demographic questions relative to age, residency, and property ownership. Questions were also asked regarding computer/Internet access and whether respondents would access Village ordinances or other information online. 70% answered that they do have Internet access, and of those, 76% would access Village information online if it was available. Part 5. General Comments Over half of the participants provided additional comments (35). 17 provided names and/or contact information. Comments relative to the master plan or recreation plan processes addressed issues including: • • • • • • • • • Mobile homes Fundraising Recreation opportunities Ordinance enforcement Convenience store Junk cars/general junk and maintenance issues Village hall High speed internet A number of comments addressed specific recreation improvements, including: o Dredge Penny Park canal o Install a "Bell Park" o Skating rink o Reduced camping rates for Village residents o Cut recreation o Improve area west of Johnson Field with bench and handicap access o Clear out woods for junior area at Johnson field o Develop bayou into marina o Pier heads and breakwaters to provide a harbor entry into the bayou o Nature walk needs maintenance and better signage There were also a number of comments relative to community service issues. About 9 comments were related to fire department issues, and about 8 comments addressed issues with Village maintenance - plowing in particular. • Penny Park waste issues • SEV • Enforcement of speed limits and dog leash laws • Access to jobs • Leaf dump access • Snowmobile ordinance/enforcement of speed limits 14 �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 Eastlake_Master-and-Recreation-Plan_2012 Creator An entity primarily responsible for making the resource Northwest Michigan Council of Governments Date A point or period of time associated with an event in the lifecycle of the resource 2012-02 Title A name given to the resource Village of Eastlake Master Plan and Recreation Plan Description An account of the resource The Village of Eastlake Master Plan and Recreation Plan was prepared by the Northwest Michigan Council of Governments in February 2012. Subject The topic of the resource Recreation--planning Master plan reports Eastlake (Mich.) Manistee Township (Mich.) Manistee 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